revitalization plan - america's best communities · 2 • city of westfield, indiana •...

REVITALIZATION PLANREVITALIZATION PLANCITY OF WESTFIELD, INDIANA

Prepared in collaboration with Downtown Westfield Association and the City of Westfield.

City of Westfield, Indiana • REVITALIZATION PLAN2 •

downtownwestfieldassociation

EXECUTIVE SUMMARYFor small cities and towns across the country, the downtown area represents the heart of the community and if nurtured properly, it can serve as the center of the community identity and provide economic diversity. A community’s economic success, social identity, and character are all intertwined with the “downtown”. Without a healthy economy and an active downtown, the community lacks soul. Without soul, there is no downtown.

This was the path the City of Westfield (the “City”) and the surrounding community were on just ten years ago. Businesses were closing. The ones that were here, were not upgrading their services, the owners were on the verge of retirements and ready to close. With few prospects on the horizon, the City needed to get creative and find ways to make living and working in downtown attractive again.

It started with a new Westfield-Washington Township Comprehensive Plan (the “Comprehensive Plan”) in 2007. The Comprehensive Plan has been amended and updated several times as the community has refined its vision and plans for the future. A large sports campus and new public amenities for downtown will attract businesses to diversify our economic base and encourage new development. This new development will in turn, allow the community to make additional public improvements to the downtown.

To keep the community on the path to success, an 11 month action plan was developed. This plan proposes moving the very building that started our downtown resurgence. Currently home to the lead applicant’s offices, the Downtown Westfield Association (“DWA”), the community would like to move it rather than see it demolished. On a new, larger property; renovations will enhance its usability allowing the public greater access. Partnered with the proposed public arts projects, the community is adding the soul back to their downtown.

A FOCUS ON DOWNTOWNDevelopment and redevelopment of downtowns is difficult. Opportunities are smaller, the cost of development is higher. What was once a destination, is now often an area people drive through on their way to someplace else. Downtowns can also lack for civic gathering space capable of hosting community-wide events. Arguably, all these issues are true for the City. Studies show that with focus on a downtown area the entire community will benefit. This is the community’s motivation for improving downtown Westfield.

The residents of the City play a large role in what happens in the downtown area. As the saying goes, “two heads are better than one.” The City has always placed a high value on public input as is evident in many of the planning and community engagement efforts for downtown Westfield. Lynda Schneekloth and Robert Shibley write, “…more people are smarter than a few and that competence in decision making is at least partially dependent on engaging the board intelligence of all those affected by decisions.”i The City relies on community input in its decision making processes, especially so in the downtown area where so much of the community’s economy and culture is impacted.

Andy Kitsinger writes, “A city’s downtown area has an important and unique role in economic and social development. Downtowns create a critical mass of activities where commercial, cultural, and civic activities are concentrated. This concentration facilitates business, learning, and cultural exchange.”ii The Westfield community is keenly aware of the impact of a healthy downtown and thus has spent much time and energy on planning efforts for downtown as observed within the Comprehensive Plan and evidenced by the Cultural Collaborative efforts.

Downtowns also represent the character of a community to the outside world. This idea is the reason why the connection between the Grand Park Sports Campus (GPSC) and Grand Junction District (GJD) is so important. GPSC is a 370 acre sports campus designed to attract and host large youth sports tournaments. Teams and their families have come from across the world to play at this facility with its 31 fields and 26 diamonds. The

REVITALIZATION PLAN • City of Westfield, Indiana


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GJD is downtown Westfield. It represents local culture and is a place for residents and GPSC visitors to come and enjoy. The GJD is also home to the Grand Junction Plaza, an approximately seven acre park and gathering space that is currently under design.

These two areas in the community are within two miles of each other. The economic development that occurs in these locations will be very different and will utilize sector strategies attracting different types of investment from the private sector. It is expected that national and regional businesses will be attracted to the area around the GPSC; while local businesses will be more interested and competitive in downtown. This makes revitalization efforts to our downtown essential for its long term sustainability. Tom Yantis observes, “Investment in revitalization creates jobs, increases property values and attracts tourists.”iii Investment in the GJD not only creates opportunities for our residents, merchants, and business owners; but, also a cultural experience for our visitors to bring them back year after year.

“Downtowns are iconic and powerful symbols for a city and often contain the most iconic landmarks, distinctive features, and unique neighborhoods,”iv according to Kitsinger. Steve Morse, Director of Western Carolina University’s Hospitality and Tourism Program was recently quoted as saying, “To attract tourists, many small towns have enhanced and developed the main

Grand Park Sports Campus, Context Design

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²Grand Junction District

LEGEND

Grand Junction District BoundaryExisting Street Network

Proposed Street Network

Future Roundabout Location

Grand Junction District, City of Westfield

City of Westfield, Indiana • REVITALIZATION PLAN4 •


Westfield and has significant regional appeal.” Downtown is “envisioned to be an integrated combination of uses and outdoor public spaces that physically express its core brand promise – that the Grand Junction is a place where many kinds of connections are made.”vi Working in partnership with the City; a spin-off group, the Grand Junction Task Group (GJTG); and a collective called the Cultural Collaborative; DWA has been working to fulfill that vision. Knowing that the redevelopment of the GJD would take place over several years, the three groups working together, established both short and long term goals on multiple fronts.

PUBLIC ARTDWA and the GJTG worked with a local business, Union Street Flowers and Gifts, and local artists, Blice-Edwards, to design Westfield Blossoms in 2011.

Westfield Blossoms by Blice-Edwards, Rob Stokes

This project brought a bright splash of color to downtown by taking a blank, gray wall at a key intersection in downtown and installing a mural that not only highlighted the business; but, historic events, and prominent groups within downtown such as the Lion’s Club and Westfield-Washington Schools. The mural was paid through a grant generously provided by the Legacy Fund, a local area community foundation. A second

streets and surrounding areas to increase tourist spending [which] supports new business, jobs and significant investment in rural downtown districts.”v The Grand Junction Plaza will be that iconic landmark. A year-round park with varying programming and events that will invite residents and visitors to experience Westfield. The DWA is uniquely situated to encourage, facilitate, and further the development of the Grand Junction Plaza.

THE DOWNTOWN WESTFIELD ASSOCIATIONDWA was founded by a local group of residents and business owners who were motivated to use their resources and relationships to assist the City in moving forward with its plans to make improvements to downtown. Their vision was to “create a sustainable and compelling downtown, the ‘Grand Junction,’ that is the unequivocal center-place of community life in

Grand Junction Plaza, Land Collective



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Old Friends Cemetery Park Entrance, Staff Photo

Midland Trace Trail, Staff Photo

Grand Junction Plaza, Land Collective

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project, Passaggio, was installed in 2012 functions as a gateway to Asa Bales Park, a linear park through downtown Westfield. It was completed in partnership with the Herron School of Art in Indianapolis and the City. The name, Passaggio, is in reference to a turning point in a journey; which was, and is, most fitting for Westfield.

Passaggio (Asa Bales Park), Google Images

Long term DWA would like to offer local artists and the community’s youth a public space to exhibit their work. The most ideal location would be in and around the DWA Community Building. This would give all artists the experience of participating in a show and rotating their work, as well as provide them with a means to show their work to the community and its steady stream of visitors from the GPSC.

PUBLIC IMPROVEMENTPublic Improvements to downtown are essential for encouraging private development. The GJTG sought to make small improvements to downtown immediately in 2010 by extending a pathway and upgrading a sidewalk to connect a nearby county park with downtown Westfield. Plans for this project were refined through a public charrette that allowed residents to provide input on parking, rain gardens, and other amenities related to the trail. Out of this charrette came the idea for a trailhead. This project included improvements to a small pocket park known as the Old Friends Cemetery Park, and the adjacent Midland Trace. Both of these projects were completed to encourage private development and to maintain enthusiasm in downtown redevelopment as DWA, the GJTG and the City planned for the Grand Junction Plaza.



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Westfield Rocks the 4th, Staff Photo

While those events have had to relocate out of downtown in order to continue and grow, the long term plan is to bring those events back to the GJD once the Grand Junction Plaza is complete and able to support such activities. It is important to DWA that those programs continue in the GJD to better support the existing businesses that have chosen to stay and grow; in addition to those who have chosen to move there.

PRIVATE MARKETOne issue that was evident from the inception of DWA was an absence of a clearly communicated description of what the GJD should look like. The GJTG picked this up and worked with the City on a series of Comprehensive Plan Amendments that have provided private sector developers with an opportunity to respond to the community. These amendments defined the GJD and established the Grand Junction Implementation Plan (GJIP) which includes a summary of public and private projects that would fulfill development expectations. Furthermore, the most recent amendments address the sub-districts established in the GJIP explaining the sensitivities and focus each area within downtown Westfield should maintain. A copy of the GJIP has been provided as Appendix A.

Thus, with encouragement from DWA, the GJTG and the City, the private market has responded with new construction and redevelopment. A new 238-unit apartment complex, Union Street Flats at Grand Junction, was finished in 2013. This complex has brought approximately 500 new residents to the heart of downtown Westfield.

The Grand Junction Plaza is a long term public improvement project that has taken several years of planning and is now in the design phase. The idea behind this seven acre park is to develop a welcoming space that will allow both the community and its visitors an opportunity to experience downtown Westfield year-round. Plans for this area include a repaired riparian corridor, activity areas for children, an amphitheater, passive areas for quiet activities, and a festival area.

COMMUNITY EVENTSDWA has worked with the City’s Parks and Recreation Department to build a robust calendar of events with a focus on bringing the community to the GJD. DWA worked to develop the Party on the Patio series, Westfield Farmer’s Market, Westfield Rocks the 4th, Grand Junction Derby, and Downtown in Lights. Some of these events, such as the Westfield Farmer’s Market and Westfield Rocks the 4th, have grown in size emphasizing the need for a public space like the Grand Junction Plaza.

Grand Junction Derby Participants, Staff Photo



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DWA is encourage by the interest from the private development community. Many other projects that will being residents to downtown and create new space for businesses are already underway. DWA will work with both the City and the private development community to ensure the long-term sustainability of the downtown economy.

GRAND JUNCTION IMPLEMENTATION PLAN

Grand Junction Implementation Plan Cover

GRAND JUNCTIONIMPLEMENTATION PLAN

an Addendum to the Westfield-Washington Township Comprehensive Plan

In 2013 the GJIP was established as an amendment to the Westfield-Washington Township Comprehensive Plan. The GJIP establishes smaller sub-districts within the GJD and outlines over 73 different objectives and action items that refine the expectations of new development; and encourage revitalization and sustainability. The top ten of these includevii:

Union Street Flats Entrance, www.homeisunionstreetflast.com

Restaurant Row, a collection of locally-owned restaurants, was established on a spur off the future Grand Junction Plaza, and has expanded to include The Epicurean Rail Market, Greek’s Pizzeria, and The Italian House. New restaurants are expected as this area expands. Other restaurants such as Grand Junction Brewing Company and Erica’s Place have established themselves in other areas of the GJD. Many of the existing store fronts have filled with retail operations. Businesses like the Painted Cottage and Pebbles to Pearls feature home decorations, while others like Bash Boutique sell clothing. Downtown Westfield has also attracted a number of other office related businesses creating further activity in the GJD area.

Grand Junction Brewing Co., Staff Photo (left)

Melanie, Redding and Toby Miles, Owners of The Epicurean Rail, Yelp.com (right)



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1. Events: Host an event to help bring people to the downtown area, it can assist with DWA’s branding and become a way DWA can bring value to the downtown merchants.

a. Objective: Put on one signature event per year.

b. Strategy: Partner with other organizations including the City and other stakeholders to help host the event.

2. Outbound Marketing: Marketing beyond the borders of Westfield is essential to continued growth for the downtown area.

a. Objective: Attract at least four businesses to downtown Westfield each year.

b. Strategy:

► Target businesses from nearby communities to open an additional location in downtown Westfield.

► Visit one business per week.

3. Relationship Building: Develop relationships with existing downtown merchants and become the “go-to” organization for assistance in Westfield.

a. Objective: Develop a sense of community for the downtown merchants.

b. Strategy:

► Encourage Façade Improvements and use of Westfield’s Façade Improvement Grant Program.

► Visit one business per week.

4. Branding and Marketing: Establish a brand and branding protocol for downtown collaborating with Grand Park when and where appropriate.

a. Objective: Bring branding in line with Grand Junction Plaza and Grand Park concepts.

b. Strategy: Evaluate DWA brand after Grand Junction Plaza protocol is adopted.

1. Branding: Create a brand for the GJD.

2. Gateway Sub-District Standards: Develop standards for the sub-district surrounding the intersection of State Road 32 and U. S. Highway 31.

3. Junction District Standards: Develop standards for the urban core of the GJD.

4. Transit: Develop a transit circulation plan to connect residents, employees and visitors to various destinations within the community.

5. Regional Detention: Develop regional storm water detention facilities to aid the development of the Grand Junction Plaza and surrounding properties.

6. Streetscapes: Develop plans to install streetscape amenities throughout the GJD.

7. Grand Junction Plaza: Develop and construct a public park facility.

8. Household Attraction: Develop plans to attract as many households within and around the GJD.

9. Land Assembly: Develop strategies and policies to assemble land for development or redevelopment within the GJD.

10. Parking: Develop strategies and policies to ensure adequate parking with the GJD.

CULTURAL COLLABORATIVE

The activities of the Cultural Collaborative collective provided a focus on marketing and branding for downtown through DWA. The Cultural Collaborative was started to help develop a plan and consolidate the multiple initiatives for Grand Junction and DWA. After eight months of work by 35 stakeholders from in and around Westfield, a summary of nine priorities was accepted by DWA. Those priorities were primarily focused the strategic development of downtown Westfield and DWA. The priorities areviii:



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b. Strategy: Develop a program of services and events for downtown merchants.

9. Formalize Board: Transition DWA to a more active organization and Board with an intense focus on downtown activities and development.

a. Objective: Cultivate strong reporting mechanisms and measurable projects for the DWA Board and Executive Director.

b. Strategy: Develop a strategic plan.

11 MONTH ACTION PLANDWA desires to develop a destination in the GJD that will build upon the social and economic relationships between people and places creating a dynamic and welcoming downtown community for residents and visitors alike. It must become a place our residents identify with as a representation of our community to the region and nation. DWA’s overarching goal is to bring people to downtown Westfield. To achieve this, DWA is pursuing the incremental goals identified within the GJIP and the Cultural Collaborative work keep the community on the path to success. Within the context of the ABC Prize program, there are two goals DWA would like to pursue.

GOAL 1The first goal is to relocate and renovate the DWA Community Building to help foster more interest and activity in the GJD as construction projects on the nearby Grand Junction Plaza commence. The building that the organization is currently within is an older building with unique architectural character that will otherwise be demolished if it cannot be moved to a new location. After the building is secured in its new home, the facility will be renovated and possibly expanded to accommodate DWA’s programming and events.

These renovations would include features such as making the building accessible to everyone, regardless of physical challenges; improving the restrooms making them accessible and large enough to accommodate a more substantial events; and creating a Welcome Center for residents and visitors alike. An expanded

5. Art and Culture: Incorporate arts and culture in the downtown Westfield experience as an attraction, amenity and in economic development initiatives.

a. Objective: Include an emphasis on the arts and culture of Westfield within events such as noted in number one above.

b. Strategy: Expand the responsibilities of the Westfield Arts Alliance (committee of DWA) to stage, sponsor or facilitate in some other capacity, one arts event each year.

6. Finances: Develop a financial strategy for the sustainability of the organization.

a. Objective: Become a self-sustaining organization.

b. Strategy:

► Develop fundraising and financial plans that will provide for the long term sustainability of the organization and it’s programs.

► Create a membership structure for DWA.

7. Welcome Center: Build a center for information that can respond to the needs of visitors, residents and business owners.

a. Objective: Establish a physical location, staffed with ambassadors to assist or direct those with questions to the appropriate resources within the community.

b. Strategy: Partner with other organizations, such as the Westfield Chamber of Commerce, Hamilton County Tourism, Welcome Westfield a City of Westfield hospitality program, and others.

8. Merchants: Create substantial value in the organization (DWA) programming specifically for the downtown merchants so as to increase interest in a membership program and become self-sustained and membership based.

a. Objective: Build DWA into a self-sustained membership based organization.



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► Westfield-Washington Township Schools Superintendent

► Westfield-Washington Township Schools

► Westfield Public Works Department

► Westfield Economic and Community Development Department

► Westfield Parks and Recreation Department

► Westfield Communications Department

► Westfield Welcome

► Westfield Chamber of Commerce

► Hamilton County Tourism

► Hamilton County Arts Council

DWA will be able to measure its success when each potential partner organization commits its resources towards this goal, when permits are obtained for the building relocation and renovation, and when the Grand Re-Opening of the building may be celebrated. To monitor the impact of these efforts DWA will conduct in-person surveys, track social media, and observe traditional media impressions to gauge reactions of residents and visitors as the project moves forward. Other data resources and analytical tools, such as permits and tax information, will allow DWA to monitor the economic health of the downtown area

GOAL 2DWA will do more to engage the youth community using public art as its vehicle. This is important not only for the social and economic health of our downtown, but also for the kids involved. It provides them with a means of becoming active with in the community in ways that will embrace their efforts and expand their individual experience. To achieve this, DWA will give the community youth an opportunity to engage in multiple public arts programs, a storm drain painting project and a place to exhibit their own work inside and outside of the new DWA Community Building.

DWA will work with local schools and other youth groups, in additional to the City of Westfield Public Works Department, to establish a storm drain

outdoor event space will also be necessary to grow current events held by DWA and to support an outdoor public art exhibit space. More information on the arts program follows under Goal 2.

DWA plans to work with partner organizations to assist with time, materials, and other resources to reach the goal. The DWA Board of Directors has strong relationships within the provided organizations and has already initiated conversations with many to determine how each group identified may be able to provide the most impact assisting the community in completing this project.

Downtown Westfield Association, Staff Photo

Those partner organizations may include, but is not limited to the following groups and individuals:

► Downtown Westfield Association and Board of Directors

► Westfield Mayor

► Westfield City Council



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Redman by Kevin Huff, Staff Photo

MILESTONESDWA has contracted with local consultants this fall to design the exterior space and interior renovations of the Community Building. This work is expected to be completed by the end of winter in 2016 and receive approval from the DWA Board. Any necessary approvals from the City for permits or other applications could move forward as early as March or April so that the implementation of the projects start in May of 2016.

Exterior landscaping and improvements as well as the interior remodeling work would commence as soon as the permits are issued. The desire would be to have the exterior work completed before the Fourth of July holiday so DWA could celebrate the progress during one of its signature events, Party on the Patio, a networking and music filled evening for the community.

The potential interior modifications needed for the Welcome Center area of the building could be completed first giving the community an opportunity to use this portion of the building early in the renovations.

painting program that will allow for creativity and art to be added throughout downtown Westfield. Perhaps, also in partnership with the schools, a smart phone application could be developed to explain the program and tell downtown visitors where to find the public art installations. DWA will also work with these same youth focused groups to exhibit their art work in the newly renovated indoor and outdoor spaces around the DWA Community Building. For these projects DWA could (but is not limited to) partner with the following organizations:

► Westfield City Council

► Westfield-Washington Township Schools

► Westfield Youth Assistance Program

► Student Impact

► Westfield Public Works Department

► Westfield Communications Department

► Westfield Chamber of Commerce

► Hamilton County Tourism

► Hamilton County Arts Council

Storm Drain Art, Google Images

Success will be measured through event surveys and social media tracking. DWA hopes to build a sense of ownership and pride in the GJD within the youth cohort. By engaging the kids through these arts programs, there is an opportunity to bring more people to downtown Westfield, hopefully showing them a portion of the community they have not visited before, but are likely to return to again.



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National Trail Day, Staff Photo

Westfield Rocks the 4th, Staff Photo

Grand Junction Derby, Staff Photo

The latter improvements are expected to take longer with completion anticipated over the 2016-2017 winter. Those improvements could include fully renovated accessible restrooms, an improved kitchen and office space for the DWA organization.

These milestone dates are approximate and will be refined with the assistance of the consultants hired to help plan the overall project.

DELIVERABLESAt the end of the 11 month implementation period DWA plans to showcase how improvements to one structure can bring a community together, make use of an underutilized space, and springboard development plans for downtown into the future. Programming within the Plaza can only happen if facilities are there to support community residents and visitors. DWA intends for the Grand Junction Plaza to become a signature gathering place in downtown. These improvements will be one of the the first truly visible signs of achieving that goal.

______________________________i. “Placemaking, The Art and Practice of Building Communities,”

by Lynda Schneekloth and Robert Shibley, 1995.ii. A Healthy Downtown is Key to a Strong Community, by Andy

Kitsinger, AIA, AICP, www.plannersweb.com September 19, 2013.

iii. Downtown Revitalization is Economic Development, by Tom Yantis, AICP, www.downtownsherman.com/economic-development, downloaded October 17, 2015.

iv. A Healthy Downtown is Key to a Strong Community, by Andy Kitsinger, AIA, AICP, www.plannersweb.com September 19, 2013.

v. Event to explore link between tourism and downtowns, by Caitlin Byrd, October 6, 2015.

vi. Grand Junction Master Plan: Westfield, Indiana, by Hitchcock Design Group, et.al., February 2008.

vii. Westfield-Washington Township Comprehensive Plan: Grand Junction Implementation Plan, August 2013.

viii. Downtown Westfield Association Board of Directors, 2015.



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APPENDIX AGRAND JUNCTION IMPLEMENTATION PLAN[SEE FOLLOWING PAGES]

GRAND JUNCTION

IMPLEMENTATION PLAN


2013

TABLE OF CONTENTS

Executive Summary 4

Chapter 1: Overview 5

Chapter 2: Comprehensive Plan Summary 6

Grand Junction Plaza Map 9

Chapter 3: Summary of Accomplishments 10

Chapter 4: Recent Events Affecting Grand Junction Initiatives 18

Chapter 5: Grand Junction District 21

Grand Junction District Map 24

Chapter 6: Implementation Plan Objectives and Action Items - Full List 25

Chapter 7: Identifying Priorities - Top Ten Action Items 29

Chapter 8: Going Forward 31

Appendices 32

Adopted on August 12, 2013 by Resolu on 13-112Prepared by the City of Wes ield, Economic and Community Development Department

DEPARTMENT HEADS:Todd Burtron, Administra on

Ma Skelton, Economic and Community DevelopmentKen Alexander, Public Works

Melody Jones, Parks and Recrea onDerrick Cash, Informa csJoel Rush, Chief of PoliceJason Lemons, Fire Chief

MAYOR:Andy Cook

CLERK TREASURER:Cindy Gossard

CITY COUNCIL: PLAN COMISSION:Jim Ake, President Ken Kingshill, President

John Dippel, Vice-President Chuck Lehman, Vice-PresidentSteve Hoover Daniel Degnan

Robert L. Horkay Robert HorkayBob Smith Steve Hoover

Robert Stokes William SandersCindy L. Spoljaric Robert Smith

Robert SpraetzDanielle Tolan

Grand Junction Implementation Plan: Page 4

EXECUTIVE SUMMARYThis Grand Junc on Implementa on Plan 2013 (the “Implementa on Plan”) is an addendum to the Wes ield-Washington Township Comprehensive Plan. The Implementa on Plan: (1) provides a summary of past planning ac vi es related to what is now known as The Grand Junc on, Wes ield’s historic downtown area; (2) organizes and clarifi es the various objec ves iden fi ed in these planning exercises; (3) iden fi es the geographic area of the Grand Junc on District; and (4) sets forth and priori zes specifi c ac on items or projects necessary to accomplish the Grand Junc on vision.A er reviewing and analyzing the twelve +/- planning documents (authored from 1993 to present) related to the Grand Junc on and the mee ng summaries from the Implementa on Plan Charre es, fi y-two (52) dis nct planning objec ves were iden fi ed. The Implementa on Plan process included priori zing these planning objec ves. The top ten of the fi y-two objec ves are set forth below (not in any par cular order). This list comes forward as a recommended work strategy for 2013.

1. BRANDING. Create a brand for the Grand Junc on area.2. GATEWAY SUB-DISTRICT STANDARDS. Develop zoning standards (and possibly other standards) for

the Gateway Sub-district of Grand Junc on (the area immediately surrounding the interchange to be constructed at State Highway 32 and U.S. Highway 31).

3. JUNCTION SUB-DISTRICT STANDARDS. Develop zoning standards (and possibly other standards) for the Junc on Sub-district of Grand Junc on (the area cons tu ng the Wes ield downtown mixed-use urban core).

4. TRANSIT. Develop a transit circula on plan to accommodate movement of residents, employees and visitors among des na ons in the Wes ield community (e.g., Grand Park and Grand Junc on), which may ul mately connect to a larger transit system between the Wes ield community and Indianapolis.

5. REGIONAL DETENTION. Develop the Grand Junc on regional deten on facili es designed to enhance the amount of useable land in Grand Junc on as publicly accessible ameni es and greenways.

6. STREETSCAPE. Develop plans for and install streetscape ameni es within Grand Junc on (e.g., benches, trash cans, planters, hanging baskets, bike racks and ornamental street lights).

7. THE PLAZA. Develop and construct the public park facility that has come to be known as Grand Junc on Plaza.

8. HOUSEHOLD ATTRACTION. Develop plans to a ract as many households within walking distance of Grand Junc on as possible, as soon as possible. This plan would likely involve taking an inventory of developable property within Grand Junc on and cra ing policies to encourage or at least accommodate the building of new households in this area.

9. LAND ASSEMBLY. Develop strategies and policies to assemble land for development or redevelopment within the Grand Junc on District. The development community has iden fi ed the uncertain es and expenses associated with land assembly as the biggest obstacles to development/redevelopment within Grand Junc on.

10. PARKING. Develop strategies and policies to ensure adequate parking within the Grand Junc on area. This plan would likely involve taking an inventory of parking spaces within Grand Junc on and developing policies for providing or enhancing parking facili es in this area.

The Implementa on Plan recommends that this planning process be revisited every year toward the end of the year: (1) to measure progress toward accomplishing the top ten planning objec ves included in the plan; (2) to determine if some items have been completed so that others may be added to the list; (3) to determine whether the items that have not been completed are s ll top priori es; and (4) to aid in work planning for the following year which should assist in annual budge ng processes.


CHAPTER 1: OVERVIEW

This document, the Grand Junc on Implementa on Plan 2013 (the “Implementa on Plan”), is intended to update, supplement and refi ne the work completed in preparing the February 2008 Grand Junc on Master Plan (the “Grand Junc on Master Plan”) to the Wes ield-Washington Township Comprehensive Plan (the “Comprehensive Plan”). This Implementa on Plan is intended to be reviewed and adopted as an addendum to the Comprehensive Plan under the IC 36-7-4-500 Series. The intent of the Implementa on Plan is to facilitate and encourage coordina on and coopera on among the various groups and organiza ons working diligently to achieve the Grand Junc on vision.The Implementa on Plan: (1) highlights and recapitulates the major objec ves recommended in the Grand Junc on Master Plan; (2) inventories the numerous planning ac vi es, ini a ves, development projects and other notable events that have occurred since adop on of the Grand Junc on Master Plan Addendum; (3) takes note of the progress that has been made toward the Grand Junc on Master Plan objec ves; (4) iden fi es the geographic boundaries of the area to which the recommenda ons contained in the Implementa on Plan apply; (5) iden fi es addi onal objec ves and refi nes and/or re-emphasizes other previously-iden fi ed Grand Junc on Master Plan objec ves necessary to accomplish the community’s vision for Grand Junc on; (6) sets forth recommended ac on items to accomplish those objec ves; and (7) priori zes the recommended ac on items.The process of preparing this Implementa on Plan involved a series of planning charre es hosted by the Wes ield City Council’s Commi ee on Ordinance Revision (“CCOR”) and the Downtown Wes ield Associa on (“DWA”), which now includes the Grand Junc on Task Group within its organiza on. Charre e par cipants include:

• Jim Ake CCOR (City Council)• Steve Hoover CCOR (City Council), DWA (Member)• Mic Mead CCOR (Ci zen Member), DWA (Member)• Ken Kingshill CCOR (Ci zen Member), DWA (President)• Chuck Watson DWA (Member)• Anne Poynter DWA (Execu ve Director)• Cindy Spoljaric CCOR (City Council)• Ma hew Skelton Economic and Community Development (Director)• Kevin Todd Economic and Community Development (Senior Planner)

The work product of the planning charre es is included in this Implementa on Plan. Each of the planning charre es is described in much more detail within the appendices to this Implementa on Plan. Copies of materials discussed in the planning charre es are also included or at least described within the appendices.

“Th e intent of the Implementation

Plan is to facilitate and encourage

coordination and cooperation among the various groups and organizations

working diligently to achieve the Grand

Junction vision”

GRAND JUNCTION IMPLEMENTATION PLAN



This Chapter summarizes the planning objec ves most directly related to what is now known as “Grand Junc on” contained in the 2007 Wes ield-Washington Township Comprehensive Plan, the 2008-2009 Grand Junc on Master Plan and Addendum and the 2009 Grand Junc on Conceptual Design Charre e.

The Westfield-Washington Township Comprehensive PlanThe Wes ield-Washington Township Comprehensive Plan was adopted in February of 2007. The Comprehensive Plan includes several recommenda ons related to Wes ield’s historic downtown area (now referred to as “The Grand Junc on”) summarized here:

1. Appropriately plan for and provide adequate parking in the downtown area (for customers, clients and employees).

2. Encourage new development to be constructed in a way that resembles and complements the building aesthe cs exis ng in the downtown area (e.g., require buildings to be constructed close to the street).

3. Promote downtown as a growth center and a des na on place.4. Develop a unique image for the downtown area.5. Encourage landscaped open spaces in the downtown area.6. Encourage the development of pedestrian trails within and connec ng to

the downtown area.7. Encourage the following general types of land uses: commercial, offi ces,

retail, residen al (especially new homes that resemble exis ng older home styles), high density residen al, co age industries, ins tu onal, entertainment, parks, plazas and other open spaces.

8. Prepare and adopt detailed plans for downtown development and redevelopment. Plans should include an urban design component, market study and Implementa on Plan.

9. Implement appropriate regulatory changes to address: parking, building setbacks, landscaping, ligh ng, building scale and mass, design standards, signage, reuse of exis ng structures, traffi c management, pedestrian trails, branding of the downtown, storm water deten on, land use, infrastructure improvements, streetscape improvements (e.g., trees, street furniture, fl owers and ligh ng) and maintenance standards.

10. Develop partnerships and encourage forma on/enhancement of appropriate organiza ons to support the downtown development and redevelopment ini a ve.

11. Develop a capital improvement program for the downtown area.

The Grand Junction Master Plan and AddendumThe Grand Junc on Master Plan work was completed in February 2008. An addendum to the Wes ield-Washington Township Comprehensive Plan, The Grand Junc on Master Plan Addendum, was later adopted by the City Council in February of 2009, which summarizes and highlights the work completed during the Grand Junc on Master Plan process.

CHAPTER 2: COMPREHENSIVE PLAN SUMMARY


The plan describes the Wes ield community’s vision for the future of its historic downtown area, iden fi es policy objec ves to guide public decisions related to the historic downtown area, and iden fi es opportuni es for investment (mostly public projects) that provide the greatest opportunity for reaching those objec ves.The plan describes the community’s vision for Grand Junc on as an integrated combina on of uses and outdoor public spaces…where many kinds of connec ons are made: connec ons with family and friends, the larger community, nature, great places to dine, dis nc ve places to shop, important regional trails and roadways, and Wes ield’s historic legacy.

OBJECTIVES: The broader policy objec ves iden fi ed in the plan include:1. Establishing a “Grand Junc on” brand;2. Showcasing the natural environment within Grand Junc on;3. Crea ng a comfortable downtown for people;4. Crea ng a unique mix of des na ons for people;5. Mul -modal accessibility; and6. Financial stability.

OPPORTUNITIES: The public investment opportuni es iden fi ed in the plan include:

1. Grand Junc on Plaza: The Grand Junc on Plaza is designed to be public gathering place in the heart of downtown Wes ield. Key features of the Grand Junc on Plaza include: new connec ons to the Monon Trail and Midland Trace Trail; a signature water element as a focal point; a Great Lawn gathering space; highly visible gateway areas; a family-friendly playground; and a realigned, specially paved Jersey Street.

2. City Hall/Library Project: A new City Hall and a new Wes ield Washington Library would strengthen downtown’s image and iden ty as the community center place.

3. Extended Trail System: Extending the downtown trail system would create excep onal connec vity between the Monon Trail, Midland Trace Trail, other local trails, businesses, civic ins tu ons and residen al neighborhoods.

4. Extended Street Network: Key features of the extended street network would include: a Poplar Street extension south to the proposed Lantern Commons project (to be located on the northeast corner of U.S. Highway 31 and 161st Street); a realigned and extended Jersey Street between Union Street and Cherry Street; and an extension of Mill Street that connects Main Street and Union Street.

5. Regional Storm Water Deten on: Regional storm water facili es would help enable desired pa erns of development, serve as a rac ve water features and provide convenient recrea onal space for nearby residents.

6. Gateway Development: A signature downtown development including a hotel, conference center and premium offi ce buildings would create a high quality downtown gateway at the U.S. Highway 31 interchange to be constructed at State Highway 32 (Main Street).

“an integrated combination of

uses and outdoor public spaces…

where many kinds of connections are

made.”


Grand Junction Conceptual Design CharretteIn the last half of 2009, the City and the Grand Junc on Task Group engaged in the Grand Junc on Conceptual Design Charre e exercise in order to help inform its decisions about how and where to invest its available resources to advance the community’s vision for the Grand Junc on. Specifi cally, the group iden fi ed the following priori es: (1) enhance the South Union Street streetscape; (2) complete a por on of the Grand Junc on Plaza; (3) improve and enhance Jersey Street between Mill Street and South Union Street; and (4) provide trail head and parking lot improvements for Asa Bales Park. As part of this exercise, members of the development community par cipated in planning sessions where they were asked to iden fy the City’s greatest challenges to reaching the Grand Junc on vision. Although never formally memorialized in a comprehensive plan amendment, the following three challenges have been important in shaping the City’s investment strategies since the exercise and they con nue to infl uence the community’s thought processes today:

1. Roo ops: In order for the downtown area to become the des na on place envisioned in the Grand Junc on Master Plan, the City should work to a ract as many new households within walking distance of the downtown area as possible, as soon as possible.

2. Land Assembly: The risks and uncertain es associated with land assembly represents a signifi cant obstacle for developers desiring to develop or redevelop land in Grand Junc on. Anything the City is able to do to facilitate or simplify this ac vity would likely expedite redevelopment.

3. Access to Capital: It is diffi cult for developers to obtain capital for redevelopment projects like the ones desired within Grand Junc on. Part of this has to do with the current lending environment and part of this has to do with the many addi onal con ngencies associated with redevelopment projects (con ngencies that are not as prevalent in greenfi eld development projects).


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13. Boulder Wall

14. Sled Hill

15. railAnna Kendall Tr

16. reekAnna Kendall Cr

17. TrailMidland Trace T

18. Asa Bales Trail

19. developmentParcel East Red

20. developmentParcel West Red

21. /Adaptive ReuseExisting Homes/

22. dge & OverlookUnion Street Bri

23. d EmbankmentExisting Railroad

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Grand Junction Plaza Map


1993 - Ball State University Study• Document – Wes ield and Washington Township Planning and Design

Studies• Developed in conjunc on with Ball State University’s Community Based

Projects Program, this study covers a wide range of topics for the Wes ield community. It is one of the fi rst documents to iden fy the town unifi ca on with the township and subsequent conversion to a city as a means of managing growth, maintaining Wes ield’s small town iden ty and enhancing economic development and public services. As specifi cally related to the downtown area of Wes ield, the plan iden fi es a need to create a park-like community gathering space and a new government center. Concerns were also raised in the plan related to traffi c, overhead power lines as well as a need for enhanced design guidelines and a historic preserva on plan.

1999 - Comprehensive Plan• Document – Wes ield and Washington Township 2020 Comprehensive

Plan (the “1999 Comprehensive Plan”). This document represents the fi rst comprehensive plan completed for Wes ield as contemplated in IC 36-7-4.

• This plan was assembled to provide a strategy for the management of growth and represented the community’s interest in how Wes ield would develop. The plan addresses fi ve key issues: 1) preserva on of community character; 2) desire for more parks and other recrea onal facili es; 3) developing strategies for growth management; 4) revitaliza on of downtown; and 5) crea ng solu ons for east-west traffi c fl ow within the community. This plan notes a need for a special study of the downtown area that would focus on economic development, residen al development, historic preserva on and parking needs.

2006 - Cripe Plan• Document – Master Plan for the Downtown Core• The purpose of this ini a ve was use to provide policy direc on regarding

development in downtown Wes ield. The boundaries iden fying downtown Wes ield were borrowed from the not-yet-completed 2007 Wes ield-Washington Township Comprehensive Plan. Ul mately three future land use maps were proposed as well as architectural objec ves and economic analyses. The plan recommends using development incen ves and marke ng downtown ameni es in an eff ort to encourage more development in the area.

CHAPTER 3: SUMMARY OF ACCOMPLISHMENTS

22002200 CCoommpprreehheennssiivvee PPllaann

Prepared By:

Adopted December 13, 1999 Resolution 99-10


2007 - Comprehensive Plan• Document – Wes ield-Washington Township Comprehensive Plan created

to update and replace the 1999 Comprehensive Plan.• In ten years’ me, the City of Wes ield saw its popula on double and with

it a need to revise its Comprehensive Plan. With extensive community input, the City prepared and adopted the Wes ield-Washington Township Comprehensive Plan in early 2007. This plan iden fi ed the downtown area as a special study area. It noted many assets within the downtown area, including: Midland Trace Trail, Natalie Wheeler Trail, Asa Bales Park and a collec on of historic buildings. The plan also iden fi ed challenges for the downtown area: truck traffi c on State Highway 32, perceived lack of parking, aging infrastructure and an una rac ve streetscape. Recommenda ons of the plan include improving the appearance of downtown, traffi c fl ow, parking, and way-fi nding; as well as promo ng pedestrian friendliness and ac vity.

April 2009 – Grand Junction Master Plan and Addendum• Document – Grand Junc on Master Plan and Addendum• A special study of downtown Wes ield was conducted in 2008 a er

the forma on of the Grand Junc on Task Group. The plan iden fi es a long term vision as well as land use and fi nancial investment goals for the intermediate and short terms. The centerpiece of the plan includes crea ng a public gathering space in the form of Grand Junc on Plaza, west of Union Street between Mill Street, Park Street and Jersey Street (see Grand Junction Plaza Map on Page 9). Key public investment opportuni es are also iden fi ed including: Grand Junc on Plaza, new civic facili es, extended trail system and street network, enhanced stormwater management, and signature gateway developments. A summary of this plan was adopted in the form of an addendum to the City’s 2007 Wes ield-Washington Township Comprehensive Plan in April of 2009.

December 2009 – Grand Junction Conceptual Design Charrette• Document – Browning Day Mullins Dierdorf/Design Workshop Grand

Junc on Conceptual Design Charre e Report• The Grand Junc on Conceptual Design Charre e Report (the “Charre e

Report”) was undertaken to refi ne the recommenda ons for the Grand Junc on Plaza design as well as the adjacent city streets and development areas. City consultants Design Workshop and Brown Day Mullins Dierdorf hosted a three-day charre e, invi ng stakeholders from the community to provide input. Once completed, the City consultants validated the designs with local developers and assembled the Charre e Report to document the completed work.

Westfield, IndianaDecember 2009

Grand Junction Conceptual Design Charrette

Urban Designers and Landscape Architects

Riverfront Park – Denver, Colorado

Grand JunctionAddendumto the Westfield Washington Township Comprehensive Plan

April 2009


June 2010 – Grand Junction Master Plan Review• Document – Grand Junc on Master Plan Review• The Grand Junc on Master Plan Review (the “Review”) was an audit of

the City’s progress since the Grand Junc on Master Plan was created. Interviews were completed with various stakeholders, including Mayor Andy Cook, Deputy Mayor Bruce Hauk, City Councilor Ken Kingshill, Execu ve Director of the Downtown Wes ield Associa on Anne Poynter, and members of the Grand Junc on Task Group. The Review examined physical improvements and land development, fi nances, as well as public policy and outreach. Overall, the Review was complimentary of the City’s progress and included some minor recommenda ons for moving forward.

Summer 2010 – Westfield Thoroughfare Plan Addendum• Document – Wes ield Thoroughfare Plan Addendum – Appendix A• There are three goals iden fi ed in the Wes ield Thoroughfare Plan

Addendum (the “Thoroughfare Addendum”): improve connec vity in Grand Junc on; provide solu ons for naviga ng around the U.S. Highway 31 improvements; and to enhance the City’s alterna ve transporta on network. These goals are iden fi ed to improve the pedestrian and road networks in downtown Wes ield. In the downtown area, the plan recommends that T-intersec ons be removed and dead end streets be connected to the greater road network. The Alterna ve Transporta on Plan map is updated to include trail crossings of U.S. Highway 31, State Highway 32 and iden fi es new trails, including Li le Eagle Creek Trail, Cool Creek Trail and the Anna Kendall Trail.

Summer/Fall 2010 – South Union Street and Grand Junction Trail ProjectPer the newly adopted addendum to the Thoroughfare Addendum, funds were allocated for the construc on of the trail connec on between the Natalie Wheeler Trail and the planned Grand Junc on Plaza. The project includes trails, benches and rain gardens as a means of also improving the southern gateway to downtown Wes ield. This streetscape enhancement work was completed in the fall of 2010.

October 2010 – Main Street Corridor Study• Document – State Road 32 Corridor Study: From Oak Ridge Road to

Moontown Road • Completed by American Structurepoint, the State Road 32 Corridor

Study examined Main Street (State Highway 32) from Oak Ridge Road to Moontown/Gray Road. Rapid growth and U. S. Highway 31 improvements have created a considerable strain on the State Highway 32 corridor. The purpose of this plan is to iden fy and evaluate State Highway 32 transporta on improvement alterna ves while keeping in mind downtown Wes ield redevelopment opportuni es. A recommenda on for a four lane divided roadway is made based on an evalua on of traffi c opera ons, safety, community impact, right-of-way acquisi on and construc on costs. This proposal also includes roundabouts at Shamrock Drive/Poplar Street and East Street.

Appendix A

Prepared for:City of West eld

Prepared by:American Structurepoint, Inc.7260 Shadeland StationIndianapolis, Indiana 46256

May 21, 2011

SR 32 Corridor StudyFROM OAK RIDGE ROAD TO MOONTOWN ROAD WESTFIELD, INDIANA


April 2011 – Old Friends Cemetery Park rededicatedFormally known as the Martha Doan Memorial Garden, the rededica on of Old Friends Cemetery Park followed an extensive renova on of the historic cemetery grounds. Serving as the fi nal res ng place for many founders of the City, Old Friends Cemetery Park was in the care of the Wes ield Woman’s Club (the “Woman’s Club”) during it’s me as the Martha Doan Memorial Garden. Plans from the 1965 Woman’s Club renova on inspired City Consultants Browning Day Mullins Dierdorf to design a park se ng that honored the rich history of the City and to create a trail head for the Midland Trace Trail.

June 2011 – Grand Junction Plaza Schematic Design• Document – Grand Junc on Plaza Schema c Design• A dra set of plans were developed for the Grand Junc on Plaza. Areas

within the Plaza are designed to accommodate a variety of ac vi es including a farmer’s market, community fes vals, amphitheater, ice ska ng/water fountain, and play ground as well as open areas for more passive park uses. Plans include integra ng Grand Junc on Plaza with Asa Bales Park by way of a pedestrian crossing along the Thompson Canal under State Highway 32. Five residen al structures along South Union Street are iden fi ed for preserva on.

February 2011 –facade Improvement ProgramThe Facade Improvement Program was established by the City Council in February of 2011. Ordinance 10-22 created the program which off ers downtown business owners and residents a matching reimbursement grant of up to $5,000 on projects that improve the facades of buildings. The City Council allocated $50,000 to ini ally fund the grant program. Two years into the program, six grants were awarded totaling a $25,000 investment from the City which generated over $58,000 in new private investment in aesthe c improvements downtown.

Spring 2011 – Midland Trace Trail paved between Union Street and Carey RoadThis sec on of the Midland Trace Trail connects downtown Wes ield to the Wes ield Marketplace retail center, Simon Moon Park and the Wes ield City Services Building. In order to make the crossing at Cool Creek, the Bridgewater Club donated a damaged golf cart bridge that was restored, installed and painted according to the colors of the Midland Trace.


July 2011 – Westfield Blossoms In early 2010 downtown business owners Dave and Becky Weiss advised the City of Wes ield that they were interested in installing a mural on their building at 101 South Union Street. Knowing the impact it would have on the downtown landscape, they engaged the City in discussions regarding a public art piece that would highlight the history of the community. Both par es agreed to install a removable sculptural mural so that the pieces can be removed when State Highway 32 is expanded. Blice Edwards of Indianapolis was contracted to complete the unique project a er being selected through a design compe on judged by the Grand Junc on Task Group. The mural was unveiled during Wes ield Rocks the 4th in July of 2011.


Spring 2012 – Property acquisition begins for Grand Junction Plaza• Document – Grand Junc on Plaza Aff ected Parcels Map• Property acquisi on began in the spring of 2012. By the close of the year fi ve proper es had been purchased and two others had closings scheduled in 2013. The City con nues to reach out to property owners interested in selling their homes in the area iden fi ed for Grand Junc on Plaza development.

March 2012 – The Towers at U.S. Highway 31/State Highway 32• Document – US 31/SR 32 bridge design plans• Recognizing the importance of the State Highway 32 and U.S. Highway 31

interchange to the community, the Grand Junc on Task Group met with representa ves from RQAW to assist in the design of a signature bridge structure. The interchange itself will serve as a gateway to the Wes ield community and downtown Wes ield, specifi cally. Since the bridge will span State Highway 32 it is important that bridge enhancements be visible from U.S. Highway 31. It is contemplated that large towers, resembling torches, will anchor at least two of the corners of the bridge (see below and the Grand Junction District Map on Page 24 for Gateway Tower Locations). It is contemplated that each tower will be lit internally and externally to give the design depth at night. Construc on on the interchange is expected to begin in 2014 with comple on in 2015. The towers will each be completed as funds allow.


Summer 2012 – Grand Junction PropertiesGrand Junc on Proper es was created as a real estate resource for businesses looking to relocate to Grand Junc on. With a strong focus on downtown Wes ield, the organiza on provides free marke ng for those interested in selling or leasing their proper es. Market data and demographic informa on are available through this organiza on. Grand Junc on Proper es also serves as an informa on resource for downtown developments including the Grand Junc on Plaza.

July 2012 – Asa Bales Park East Entrance Enhancements Becoming something of a tradi on, the 2012 Wes ield Rocks the 4th fes val brought about another unveiling of public art. Working with the Herron School of Art and Design, and ar st Katey Bonar, “Passaggio” (pictured right) was presented to the City of Wes ield and a special “Meet the Ar st” event was held later in the month. Three thirteen-foot columns comprise the main sculpture with a set of concentric steel rings suspended inside the columns at the top. The sculpture is completed with two other sets of rings grouped in the adjacent sidewalk. The name “Passaggio” means passageway or turning point in a journey. While Passaggio func ons much like an entry way into Asa Bales Park, the ar st hopes people see the symbolic meaning. “I feel like opening an art piece like this in Wes ield gives an opportunity for residents to refl ect on the past, as well as to examine where they are now and where they want to be in the future, both collec vely and personally.” –Katey Bonar

October 2012 – Main Street and Union Street ReconfiguationIn an eff ort to improve traffi c fl ow in downtown Wes ield, the City worked with INDOT to restripe the Main Street and Union Street intersec on. The project included the removal of twenty (20) on-street parking spaces which allowed for the addi on of dedicated le turn lanes on both Main Street and Union Street.


Regional Detention Design and Planning• Document – Regional Deten on PowerPoint• A signifi cant amount of land in the downtown area of Wes ield falls

within the fl oodplain of the Anna Kendall and Thompson waterways. Addi onally, storm water deten on requirements make development challenging on small parcels of land like many of those located in Grand Junc on. In an eff ort to free up more land for development in the downtown area, the City has started work on a regional deten on system.


The EconomyThe recession of the mid-2000’s is a ributable to a sharp increase in sub-prime mortgages, a decline of securi es backed by said mortgages and the collapse of several major fi nancial ins tu ons which led to a disrup on of the fl ow of credit to businesses and consumers on a global level. Between 2004 and 2006, the use of sub-prime mortgages increased from approximately 8 percent of the market to 20 percent (and higher in some parts of the U.S.), most of which were adjustable rate mortgages. Addi onally, American households saw signifi cant increases in the debt to disposable income ra o: 77 percent in 1990 to 127 percent in 2007. The increase is a ributed to higher mortgage levels. As homeowners saw sharp declines in home prices, refi nancing became diffi cult. Global investors cut back on purchases of mortgage-backed debt and other securi es.As a result of the recession, the U.S. lost nearly 9 million jobs (6 percent of the workforce), and housing prices fell 30 percent on average. The U.S. stock market fell approximately 50 percent by 2009. While the stock market has recovered, housing prices are s ll recovering and unemployment is s ll high.There were two federal acts that were aimed at improving the economy. In 2008 President Bush signed into law a $168 Billion s mulus package that took the form of income tax rebate checks mailed to tax payers. In 2009, President Obama signed the American Resource and Recovery Act ($ 787 Billion) another s mulus package this me taking the form of both spending programs and tax cuts. Approximately $75 Billion was specifi cally set aside to assist struggling homeowners and is referred to as the Homeowner Aff ordability and Stability Plan. Post crisis, the na onal debt has risen from approximately $10 Trillion in 2008 to over $16 Trillion in 2012.

CHAPTER 4: RECENT EVENTS AFFECTING GRAND JUNCTION INITIATIVES

In looking at the condi on of the economy in 2013, unemployment is down and locally we see increases in the number of building permits and the value of the real estate. According to the Bureau of Labor Sta s cs, the Na onal Unemployment Rate was 7.6 percent in March of 2013. The State of Indiana was over 8.7 percent in the same month, a .5 percent increase over March of 2012. However, Hamilton County has experienced a much lower unemployment rate at 6.4 percent (March of 2013) according to Stats Indiana. The City of Wes ield saw even lower unemployment rates of 5.7 percent in March of 2013, up from 5.1 percent in March of 2012.


The fi rst quarter of 2013 showed an 88 percent increase in overall building permits over the same quarter in 2012. Single-family housing starts were up 85 percent over 2012 numbers for this same period. Most notable is the $31 Million in overall improvements (land values not included) receiving permits in the fi rst quarter of 2013 which is one-third of the total of all improvements from 2012. Directly impac ng Grand Junc on, Union Street Flats was issued six permits in the fi rst quarter of 2013 with an es mated $6.9 Million in improvements. The total value of this project is expected to be between $18 million and $23 million.

Grand Park (http://www.grandpark.org/)Located in the northwest quadrant of U.S. Highway 31 and State Highway 32, Grand Park is the economic development area surrounding the Grand Park Sports Campus. With a development focus on tourism, hospitality, life science, research and development, and distribu on, there is expected to be a signifi cant amount of growth in this area over the next fi ve years. It is an cipated that the majority of the tourism and hospitality businesses will be na onal or regional chains, easily recognizable for the es mated 1.5 million visitors per year at the Grand Park Sports Campus.With such a signifi cant number of visitors expected at the Grand Park Sports Campus, plans include developing the Grand Junc on area and Grand Junc on Plaza of downtown Wes ield in a way that provides non-sports themed entertainment; thus, giving guests to the City an opportunity to escape the sports environment to Hoosier hospitality. Grand Park Sports Campus visitors, City residents, and the City’s business community will be able to enjoy outdoor concerts, farmer’s markets, and other unique opportuni es to meet and gather. Guests will be able to enjoy local restaurants and bou que shopping in the heart of downtown Wes ield.

Mass TransitMass transit has been an increasingly discussed topic in the Central Indiana Region. House Bill 1011 (the “Bill”), which sought legisla on allowing a public referendum to permit local governments to decide how to fund mass transit in Central Indiana, was hotly debated during the 2013 legisla ve session. The Bill was passed by the House, but sent to summer study commi ee in the Senate. The next legisla ve session should give rise to addi onal discussion. As proposed by Indy Connect (http://www.indyconnect.org), a bus rapid transit system would serve from Carmel, extending south to Greenwood through Indianapolis. Preliminary maps indicate the route would terminate at the Palladium in Carmel’s City Center. Representa ves from Wes ield have indicated a desire to work with Indy Connect to revise the ini al plan and extend the bus route to downtown Wes ield or Grand Park.

BLUE LINE

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EXPRESS BUS

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TRANSIT CENTER

TRANSFER STATIONS

STATION STOPSNOTE: STATION STOPS SHOWN FOR

ILLUSTRATION ONLY, LOCATIONS TBD

CENTRAL INDIANATRANSIT PLANPHASE ONE

THIS IS A PLANNING LEVEL MAP

HENDRICKS COUNTY

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MARION COUNTYHAMILTON COUNTYMARION COUNTY

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JOHNSON COUNTYMARION COUNTY

MORGAN COUNTYMARION COUNTY

NOBLESVILLE

LAWRENCE

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DOWNTOWN IRVINGTON

IUPUI

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MARIANUNIVERSITY

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IU HEALTHNORTH HOSPITAL

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US 31 Major Moves (http://us31hamiltoncounty.in.gov/)The U.S. Highway 31 Major Moves project will upgrade U.S. Highway 31 through Hamilton County to freeway standards from I-465 to State Highway 38. Once complete, access to the new highway within Wes ield will be via interchanges located at 146th/151st Streets, 161st Street, State Highway 32, 191st Street and at State Highway 38. The intent of the project is to reduce conges on, improve safety and provide con nuity for commerce and travels on U.S. Highway 31 which extends from Michigan to Alabama. Construc on of the project began in 2011 and immediately impacted downtown Wes ield. To provide immediate safety improvements, cross access at Park Street south of U.S. Highway 31 was eliminated, a traffi c signal was added at 169th Street, and turning op ons were limited on State Highway 32 immediately west of U.S. Highway 31. In late 2012, offl ine construc on started for the State Highway 32 interchange leading to the reloca on of several businesses and demoli on of several structures has occurred in 2013.

Utility TransferA combina on of property tax caps, high growth projec ons and the possibility of increased debt associated with the City’s water and sanitary sewer u li es led to the decision to leverage these assets. The City examined two op ons: 1) liquida on, and 2) an outright sale. Ul mately deciding on an outright sale, eight (8) fi rms considered this opportunity, but ul mately, three (3) submi ed bids in May of 2012.Once all the bids were reviewed, the winning bid by Ci zens Energy was accepted. A public informa on campaign began in October of 2012 and in the following November an applica on was made to the Indiana U lity Regulatory Commission (the “IURC”) to permit this transac on. The City and Ci zens Energy entered the discovery and tes mony phase of the transfer in January of 2013. This will be followed by hearings with the IURC in June, 2013.Upon comple on of the u lity transfer, the City would be able to re re approximately $45 Million in u lity debt. This will cut the City’s overall debt in half and provide funds for other public projects focused on economic growth and development.

Grand Junction EDAThe Grand Junc on Economic Development Area (the “TIF District”) was established in August of 2009. In 2011 the TIF District was expanded to include the Grand Park area. In February of 2013, the TIF District was amended to remove parcels that were included in the U.S. Highway 31 Major Moves project. The TIF District has been targeted for economic development. Presently two major projects are underway: Wellbrooke (a.k.a., Mainstreet Property Group, LLC, a 24-hour skilled nursing facility) and Union Street Flats (a high-end 237-unit apartment community being constructed by J. C. Hart Company, Inc.). These two projects are expected to start genera ng signifi cant tax increment by 2014.


CHAPTER 5: GRAND JUNCTION DISTRICT

Grand Junction District BoundariesThe Grand Junc on District (the “District”) is generally bound by Hoover Street to the north, East Street to the east, and U.S. Highway 31 to the west (the excep on being that the immediate parcels on the west side of the U.S. Highway 31 and State Highway 32 interchange are also included in the District). The southern boundary varies on each side of Union Street. On the west side of Union Street, the District’s boundary follows 169th Street (David Brown Drive); on the east side of Union Street, the District is generally bound by the edges of the Coverdale, Emerald Place, and Pheasant Run subdivisions (see Grand Junction District Map on Page 24, the “District Map”). This geographic area represents the land area to which the recommenda ons of this Implementa on Plan apply.The District is divided in to fi ve (5) Sub-districts: the Junc on Sub-district (indicated in orange on the District Map); the Gateway Sub-district (indicated in green on the District Map); the Union Sub-district (indicated in yellow on the District Map); the Kendall Sub-district (indicated in blue on the District Map); and the Neighborhood Sub-district (indicated in pink on the Grand Junc on District Map). Each of these Sub-districts is discussed in more detail in the paragraphs that follow.

Junction Sub-district (orange)The Junc on Sub-district includes the core of Wes ield’s downtown area. It is the central business district of Wes ield. The Junc on Sub-district centers on Union Street and Main Street. It extends to proper es just north of Penn Street, to the north; proper es just east of East Street, to the east; proper es just south of the future Mill Street/East Street extension, to the south; and Poplar Street, to the west. The area included in the Junc on Sub-district contains the basic grid street network that is part of a typical, tradi onal downtown. The street network is planned to be extended in strategic loca ons to enhance circula on. This Sub-district is an cipated to redevelop in a form that is compa ble with tradi onal downtown development. Preserving Wes ield’s heritage is important, and a list of downtown buildings that need to be preserved should be developed and maintained. As the rest of the Sub-district redevelops, it is an cipated that buildings will be posi oned near the street and they will be designed using meless and eclec c architecture. Quality materials and design should be used. Faux facade treatment is not desirable in this area. The Sub-district should maintain a dis nct character that is unique to Wes ield, and it should be welcoming and safe for pedestrians and fi rst- me visitors. Public art should be integrated into the area, and public/semi-public spaces should be incorporated into the Sub-district’s design and enhanced as the area develops and redevelops. Uses and events that create ac vity and interest in the downtown should be encouraged.


Gateway Sub-district (green)The Gateway Sub-district is the area immediately surrounding the interchange to be constructed at U.S. Highway 31 and State Highway 32. It is bound by Sun Park Drive on the west; Poplar Street on the east; the former Central Indiana railroad right-of-way to the south, the north side of the school’s exis ng football stadium to the north. This area is an important gateway area for the City of Wes ield’s economic development strategy. Visitors traveling on U.S. Highway 31 will be able to access both Grand Junc on and Grand Park by using the State Highway 32 interchange (see the Grand Junction District Map on Page 24 for the Gateway Tower Locations). High-quality architecture on all sides of the structures at this loca on is cri cal to the success of this area. Business signage should not be iden cal in appearance, but should consist of a common pallet of materials. Buildings should be designed so that the tops of roofs cannot be seen from the elevated U.S. Highway 31. Hotels, hotel/conference centers, apartments, and offi ce buildings are uses that should be encouraged within the Gateway Sub-district.

Union Sub-district (yellow)The Union Sub-district includes por ons of the Union Street corridor within Grand Junc on located outside of the Junc on Sub-district. The Sub-district extends approximately 300 feet on either side of Union Street. The Union Sub-district possesses dis nc ve characteris cs that are desired to be preserved and enhanced. The Sub-district contains: mature trees; residen al character; older homes with dis nc ve, historical architecture; and an “old town feel.” The policy objec ves of the Union Sub-district are to preserve the residen al character; limit commercial uses and signage; preserve the exis ng density along the street; preserve the exis ng structures (when appropriate); preserve the exis ng mature trees; and encourage the enhancement of exis ng structures and proper es. As areas along Union Street redevelop, special a en on should be given to the architectural, landscaping, ligh ng, fencing, and building setback standards so that the exis ng character of the street is preserved. Also, policies should be developed for addressing the renova on, altera on, addi on, reconstruc on, demoli on, or redevelopment of exis ng structures.


Kendall Sub-district (blue)The Kendall Sub-district is largely undeveloped property. Its boundaries are the former Midland Trace railroad right-of-way to the north; U.S. Highway 31 to the west; Union Street to the east; and 169th Street (David Brown Drive) to the south. The Sub-district is named for the Anna Kendall Legal Drain, which bisects the Sub-district. Property near the Anna Kendall Drain has been iden fi ed as a poten al loca on for a regional deten on basin that will serve much of the Grand Junc on District. When developing the deten on system, designing the area as a park-like amenity should be encouraged.

The Sub-district has U.S. Highway 31 frontage and is expected to a ract prominent buildings in the Wes ield skyline. Taller buildings and a rac ve landscaping between the buildings and U.S. Highway 31 should be encouraged. Medical/offi ce uses with ancillary retail should be encouraged. Single-family housing and independent retail uses should be discouraged.

Neighborhood Sub-district (pink)Th e Neighborhood Sub-district includes several existing neighborhoods and residential subdivisions that are near to the downtown core (e.g., Newby’s Westfi eld Heights; North Union Heights; Sleepy Hollow; Pine Hollow; John Kerr Subdivision; Kenyon Subdivision; Southridge Subdivision; and Cherry Wood Estates Subdivision). Th e Sub-district also includes the Westfi eld Intermediate School campus; the Westfi eld Middle School campus; the Christ United Methodist campus; and the Union Bible College campus. Th ese areas are included in the Neighborhood Sub-district because they are the residential and institutional properties which populate and serve the Grand Junction area. It is unlikely that these areas will redevelop in the near future; however, the potential for future redevelopment does exist, and for this reason, a clear vision for the redevelopment of the downtown neighborhoods should be developed.

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LEGENDGateway Tower Location

Grand Junction District Boundary

Junction Sub-District

Gateway Sub-District

Union Sub-District

Kendall Sub-District

Neighborhood Sub-District

Existing Street Network

Proposed Street Network

Future Roundabout Location


CHAPTER 6: IMPLEMENTATION PLAN OBJECTIVES AND ACTION ITEMS - FULL LIST

Since 1993, there have been at least twelve planning exercises completed which are somehow related to the Grand Junc on District. A er reviewing and analyzing the products of these exercises, fi y-two (52) dis nct planning objec ves were iden fi ed. The Implementa on Plan process included an evalua on and discussion of these planning objec ves or “ac on items” (which were then priori zed as discussed in Chapter 7 of the Implementa on Plan). The ac on items were organized into seven (7) basic categories to facilitate discussion: History and Branding; Decora ons; Special Events; Zoning; Infrastructure; Public Spaces; and Economic Development. The full list of ac on items is included in this document on the pages that follow in order to provide context and background for future priori za on ac vi es as the list of Top 10 Ac on Items in this Implementa on Plan is reviewed and revised over me.

Over-arching Objectives Provide places for people to live within, or within walking distance of, downtown. Assemble land for redevelopment opportuni es. Access the capital needed to fund projects downtown.

History and Branding Create/Clearly Establish the Grand Junc on Brand/Design a Grand Junc on logo/bug/mark/Develop a

slogan for Grand Junc on.

Decorations Create opportuni es for over-street banners to promote Grand Junc on events. Improve/enhance/expand use of hanging basket planters and the cross-arms used to hang them within

Grand Junc on. Purchase and install new and enhanced landscaping planters in Grand Junc on (provide more of them

and provide for public sea ng). Install new decora ve light poles. Install a rac ve street furniture. Provide more and improved seasonal decora ons within Grand Junc on.

Special Events Recruit more involvement/volunteering from residents within Grand Junc on and throughout the

community. Recruit more organiza ons than just DWA and the City to host community events in Grand Junc on. Develop be er coordina on with other community organiza ons (schools, local sports groups, etc.)

regarding event scheduling/ ming confl icts. Host at least one special event in Grand Junc on every month of the year. Focus on improving the public events that are already hosted in Grand Junc on. Develop a stronger partnership with the schools in hos ng/promo ng public events.


Zoning GATEWAY SUBDISTRICT (Green)

Develop architectural and development standards for the Gateway Subdistrict. Develop strategy for a rac ng/encouraging the following land uses within the Gateway Subdistrict:

hotel; hotel/conference center; apartments; and offi ces. Develop DWA review process for the Gateway Subdistrict. Develop commercial sign standards for the Gateway Subdistrict.

JUNCTION SUBDISTRICT (Orange) Develop architectural and development standards for the Junc on Subdistrict. Formalize a posi on with INDOT regarding State Highway 32 expansion through Grand Junc on Develop standards to address modifi ca ons to exis ng structures. Develop DWA review process for the Junc on Subdistrict. Develop strategy for a rac ng/encouraging the following land uses within the Junc on Subdistrict:

trail-oriented businesses (i.e., bike shop, coff ee shop); dry cleaner; market; coff ee shop; specialty shops; night- me gathering places; restaurants; offi ces (not at street level).

UNION SUBDISTRICT (Yellow) Develop standards to address modifi ca ons to exis ng structures. Develop standards for new development (setbacks, architecture, etc.) in the Union Subdistrict. Develop standards/strategy to encourage property enhancements on Union Street. Develop standards for mature tree preserva on on Union Street parcels. Develop fence standards applicable to Union Street parcels. Develop enhanced ligh ng standards for Union Street parcels. Develop grass lawn/vegeta on requirements for Union Street parcels. Develop right-of-way access control standards along Union Street.

NEIGHBORHOOD SUBDISTRICT (Pink) Develop vision and standards for future redevelopment of the Neighborhood Subdistrict. Develop standards for exis ng structures in the Neighborhood Subdistrict.

KENDALL SUBDISTRICT (Blue) Develop strategy for a rac ng/encouraging medical/offi ce commercial uses in the Kendall Subdistrict. Implement standards that would prevent/discourage stand-alone retail within the Kendall Subdistrict. Implement standards that would prevent/discourage single-family residen al uses in the Kendall

Subdistrict. Develop standards/policies that would encourage ver cal buildings in the Kendall Subdistrict. Develop architectural standards for the Kendall Subdistrict. Develop landscaping standards for the area between future buildings and U.S. Highway 31. Determine the extent to which the U.S. Highway 31 Overlay Zone is appropriate to apply to the

Kendall Subdistrict.


Infrastructure Bury power lines. Develop policy for disposi on/repurposing of exis ng alley property (where appropriate). Develop transit circula on plan as related to Grand Junc on and how it connects to the system beyond. Develop standards to encourage transit-oriented development. Con nue to expand/enhance the trail network within the Grand Junc on. Create pedestrian connec ons between the Gateway Subdistrict and the Grand Junc on Plaza. Install same South Union streetscape treatment in future sidewalk/curb/roadside trail projects on North

Union Street and other strategic places within Grand Junc on. Design drainage/fl oodplain areas as ameni es and natural areas. Develop the regional deten on area

south of the Midland Trace Trail corridor as a downtown amenity. Develop plan and install new streetscape ameni es including but not limited to benches, trash cans,

planters, hanging baskets, bike racks, street lights (including irriga on and speakers where appropriate). Develop plan and install unique public signage/design theme for Grand Junc on (as opposed to the rest

of the City). Install planned new roads within the Junc on and Kendall Subdistricts (see Grand Junction District Map

on Page 24).

Public Spaces Review/revise trail names within Grand Junc on to help with marke ng/wayfi nding (needs to be visitor-

friendly). Develop strategy for reuse/repurposing of Hadley Park. Connect Grand Junc on Trail to Asa Bales Park by installing a tunnel under State Highway 32. Develop and implement a plan for a dedicated trail connec on between Grand Junc on and Grand Park

for motorized (non-car) vehicles. Develop centralized municipal building near Grand Junc on Plaza. Develop redevelopment plan for exis ng City Hall property and other adjacent City-owned property. Establish a staggered (staggered in age/maturity) tree growth/plan ng program within Grand Junc on

public places. Build Grand Junc on Plaza. Develop a plan for the func on (seasonal uses) of the Grand Junc on Plaza. Formalize a plan to provide for public art improvements throughout Grand Junc on. Develop and implement a plan to convert certain public infrastructure (manhole covers, sewer grates, fi re

hydrants, bridges, sidewalks, intersec ons, etc.) into pieces of public art.


Economic Development Develop strategy and policies to a ract as many households to locate within walking distance of

downtown. Con nue City land assembly ac vi es to facilitate development and redevelopment in Grand Junc on. Develop/refi ne strategy for business reten on, expansion and development in Grand Junc on. Develop Grand Junc on parking plan. Amend/Revise Grand Junc on Economic Development Area (TIF District) to include some missing

proper es and remove land acquired by State. Invite developer proposals for the redevelopment of parcels north of Grand Junc on Plaza. Develop and implement a plan for promo on/marke ng of Grand Junc on. Con nue (and consider expanding) the City’s Facade Improvement Program. Consider/explore concept of crea ng an Economic Improvement District.


CHAPTER 7: IDENTIFYING PRIORITIES - TOP TEN ACTION ITEMS

A er reviewing and analyzing the products of the various planning exercises related to Grand Junc on, fi y-two (52) dis nct planning objec ves were iden fi ed. The Implementa on Plan process included an evalua on and discussion of these planning objec ves or “ac on items.” A er iden fying these ac on items, they were then priori zed in order to develop a coherent and targeted strategy for accomplishing the Grand Junc on vision.The priori es iden fi ed by the Implementa on Plan par cipants have been assembled into a recommenda on to the City leadership (in the form of a comprehensive plan addendum, the “Grand Junc on Implementa on Plan, 2013”) for its considera on and approval. Specifi cally, the Top 10 Ac on Items list included on the following pages of this Chapter recommend the top 10 priori es iden fi ed by the group of par cipants as being necessary to accomplish the Grand Junc on vision. The product of this work is intended to provide guidance to the various decision-makers and stakeholder organiza ons in their respec ve and combined eff orts to accomplish the Grand Junc on vision.

History and Branding1. Create/clearly establish the Grand Junc on brand/design a Grand Junc on logo/bug/mark. Develop a

slogan for Grand Junc on.Zoning

2. GATEWAY SUBDISTRICT (green) Develop architectural and development standards for the Gateway Subdistrict. Develop strategy for a rac ng/encouraging the following land uses within the Gateway Subdistrict:


3. JUNCTION SUBDISTRICT (orange) Develop architectural and development standards for the Junc on Subdistrict. Formalize a posi on with INDOT regarding State Highway 32 expansion through Grand Junc on Develop standards to address modifi ca ons to exis ng structures. Develop DWA review process for the Junc on Subdistrict. Develop strategy for a rac ng/encouraging the following land uses within the Junc on Subdistrict:


Infrastructure4. Develop transit circula on plan as related to Grand Junc on and how it connects to the system beyond.

Con nue to expand/enhance the trail network within the Grand Junc on. Create pedestrian connec ons between the Gateway Subdistrict and the Grand Junc on Plaza. Develop and implement a plan for a dedicated trail connec on between Grand Junc on and Grand Park for motorized (non-car) vehicles.

5. Design drainage/fl oodplain areas as ameni es and natural areas. Develop the regional deten on area south of the Midland Trace Trail corridor as a downtown amenity.

6. Develop plan and install new streetscape ameni es including but not limited to benches, trash cans, planters, hanging baskets, bike racks, street lights (including irriga on and speakers where appropriate).


Public Spaces7. Build Grand Junc on Plaza.

Economic Development8. Develop strategy and policies to a ract as many households to locate within walking distance of

downtown.9. Con nue City land assembly ac vi es to facilitate development and redevelopment in Grand Junc on.10. Develop Grand Junc on parking plan.


CHAPTER 8: GOING FORWARD

The Grand Junc on Implementa on Plan recommends that the implementa on planning process be revisited annually. Ideally this ac vity would occur some me in the last quarter of each year. This annual ac vity is recommended to include the following:

MEASURING PROGRESS: An ac on-item-by ac on-item accoun ng of the progress made toward comple ng such ac on items.

IMPORTANT FACTORS: A descrip on of events or factors which have inhibited or facilitated progress or comple on of each ac on item.

VALIDATION OF EXISTING ITEMS: An analysis of each unini ated or uncompleted ac on item to determine if such ac on item (a) is s ll a top ten priority, and (b) should remain on the top ten list.

IDENTIFYING NEW ITEMS: Iden fi ca on of any new ac on items which were not previously iden fi ed in the Grand Junc on Implementa on Plan.

REVISING THE LIST: To the extent that any of the previously iden fi ed ac on items are completed or eliminated from the top ten list, addi onal ac on items from the previous year’s list or newly iden fi ed ac on items should be inserted in the top ten list.

PREPARE ADDENDUM: A summary document, a Grand Junc on Implementa on Plan Addendum (the “Addendum”), should be prepared which explains the details outlined above. The Addendum should be adopted in accordance with the normal process for a comprehensive plan amendment as contemplated in the 500 Series of Ind. Code 36-7-4.

If completed in a mely manner, this document is easily useable for the purpose of annual work planning and budge ng for City departments and the various stakeholder organiza ons working to accomplish the Grand Junc on vision.The Grand Junc on Implementa on Plan, as amended, is designed and intended to act as a living, breathing document which chronicles the Wes ield community’s Grand Junc on accomplishments, charts a course through the o en complicated process of placemaking, and acknowledges and coordinates the eff orts and energies of the stakeholders ac vely working to make the Grand Junc on vision a reality. By engaging in this implementa on planning dialogue on a regular, recurring basis, the Wes ield community will be well-posi oned to reach its goal of crea ng a vibrant and a rac ve downtown village des na on.


APPENDICES

Appendix A – Charrette 1: OrientationAppendix B – Charrette 2: Overview and Grand Junction DistrictAppendix C – Charrette 3: History, Branding, Decorations and Special EventsAppendix D – Charrette 4: ZoningAppendix E – Charrette 5: InfrastructureAppendix F – Charrette 6: Public Spaces and Economic DevelopmentAppendix G – Charrette 7: Review and Top Ten PrioritiesAppendix H – Suggested Action Items from Advisory Plan Commission Public Hearing


Appendix A – Charrette 1: Orientation (October 9, 2012)

Meeting Summary:Before the mee ng, the par cipants were asked to iden fy the top fi ve things related to Grand Junc on they like the most and the top fi ve things they like the least. The par cipants began by reviewing and discussing the lists.The group then reviewed the basic planning objec ves iden fi ed in the 2009 Grand Junc on Master Plan and some of the obstacles and opportuni es iden fi ed during that planning process.The group then discussed the geographic area which should be the subject of the Grand Junc on Master Implementa on Plan. A preliminary version of a map iden fying the proposed planning area was distributed to par cipants for discussion and considera on.Par cipants reviewed a proposed outline of discussion topics to be covered during the Grand Junc on Implementa on Plan process.


Grand Junction Discussion Outline/Items:1. Top 5 Lists2. Recap Master Plan

a. Ini a vesi. Grand Junc on Plazaii. City Hall/Libraryiii. Trail Networkiv. Street Networkv. Regional Storm Watervi. U.S. Highway 31/State Highway 32 Interchange

b. Objec vesi. GJ Brand (Wayfi nding?)ii. Natural Environmentiii. Comfortable Downtowniv. Mix of Des na onsv. Hospitality (Wayfi nding?)vi. Financial Stability

3. Review Events Since Master Plana. Review Listb. Other Items?

4. Obstacles/Priori es (from charre e)a. Roo opsb. Land Assemblyc. Access to Capital

5. Outline of Discussion Items (Consensus on Outline)a. GJ Boundary

i. Review Mapii. Modifi ca ons?

b. Land Usesi. Encourageii. Discourageiii. Priori es

c. Urban Formi. Public Space Development Standards

(a) Streetscape(b) Parking(c) Connec vity(d) Vehicular Access(e) Complete Streets(f) Signage(g) Ligh ng(h) Landscaping(i) Public Spaces(j) Public Art(k) Other

ii. Private Space Development Standards(a) Architecture/Style(b) Development Standards


(c) Ligh ng(d) Signage(e) Sales Displays(f) Colors(g) Landscaping(h) Exis ng Buildings

(1) Reconstruc on(2) Renova on(3) Altera ons(4) Addi ons(5) Demoli on(6) Other?


Grand Junction Top 5 Lists:Par cipants were asked to list their Top 5 FAVORITE aspects, elements, places, and/or characteris cs of the exis ng downtown area. Below is a compila on of the lists:

• 401 and 415 Union Street brick homes are quaint and interes ng.• Insurance offi ce facade improvement- 104 Union Street and it looks great.• Brick and stone sidewalks on west side of S. Union are most a rac ve.• Old Bank Building.• Carnegie Library and Hadley Park.• White Brick turn of the Century Gas Sta on must be re-purposed.• The Farmers Market Grass and Tree area which are reminiscent of a New England Town Green on N.

Union. Post Card scene was created at last year’s Christmas In Lights area glowed with warm, welcoming fi res.

• Old Friends Cemetery and interpre ve signage.• Water fi ltra ng beds with benches on west side of S. Union are a rac ve now that they have matured.• GJ Park plan.• Trails.• Connec vity yet separa on from U.S. Highway 31/State Highway 32.• Hometown atmosphere.• Historic buildings.• Small town feel.• Old Friends Cemetery Park.• New and renovated homes and businesses.• Downtown events (Wes ield Rocks the 4th, GJ Func on, Farmers Market, etc.).• Midland Trace Trail wooded sec on east of Union.• Asa Bales Park – middle sec on away from playgrounds.• Old stand of historic buildings at Main and Union.• Variety of architecture and feel of North Union Street.• Streetscape improvements along South Union.• Events give me reason to go.• A few buildings have decent architecture or historical value.• Farmers market.• On the Midland (but can’t get to Midland).• Loca on has poten al.• Downtown parks (Asa, Hadley).• Banners/Flowers.• Downtown Events (Wes ield Rocks the 4th, Wes ield in Lights, Grand Junc on Derby, etc.).• North Union Street houses/buildings.• Bank building (architecture, style).• Red Man sculpture.• N. Union Street both sides; (Main to Hoover Streets, some not-so-good within).• S. Union Street; (Park to 161st Streets, par cularly west side).• North side of Main Street (East Street east to west end of CVS strip center).• Wall mural on Flower/Drug Store (@ Main and Union).


• Old Friends Cemetery Park.• Poten al.• Trees.• Diversity of architectural style/not homogenous.• Simplicity.• Trails and waterways.• Unique character and history.• Quaint, small, in mate.• Local business owners.• Neighborhood.• North Union/Asa Bales – pre y.• Creek.• Trails.• Parks.

Par cipants were asked to list their Top 5 LEAST FAVORITE aspects, elements, places, and/or characteris cs of the exis ng downtown area. Below is a compila on of the lists:

• There is a disparity between east and west side of S. Union Street regarding landscaping. The west side with the water fi ltering plan ngs is very a rac ve. The east side is not.

• Above ground u li es on east side of S. Union are ugly.• State Highway 32 through downtown, Streetscape is clu ered at intervals specifi cally Legacy windows,

store next to Marlow’s Café, and the new business across from Krohn’s.• Abandoned and empty structures like The Co age or the Den st’s offi ce on N. Union that is for sale.• Very minimal landscaping in front of Wes ield Friends Church parking lot on S. Union Street does not

provide an a rac ve entrance into our downtown.• There is no nice place in downtown that serves dinner with alcohol now that Kel e’s is closed. • Low rent business that demands parking.• Noise in Hadley park.• Lack of a real plan including zoning to give developers.• Lack of Wes ield’s Meridian Corridor overlay.• Poorly maintained buildings.• Used car lots.• Too many rental homes, rather than owner occupied.• Businesses struggle to stay open.• No “plan” to preserve historic buildings.• Overhead power lines.• Lots of junky looking poorly maintained homes.• Unmaintained ditches/creeks running through downtown.• Lack of a nice watering hole downtown.• No streetscape improvements along State Highway 32 (Main Street) through downtown.• Need more buildings that resemble the old town look/feel/charm.• Used car lots, other business types that don’t seem to fi t in or look like the belong.


• U lity poles.• No real reason to go(business types).• Not very big(goes back to off erings).• No unique or defi ning element or upscale op ons really-no reason to take family/friends there.• Overhead power lines.• Lack of tradi onal downtown building stock (mul -story, mul -use).• No grocery/convenience store.• No night life.• Many single-tenant buildings.• South side of Main Street (between Cherry and Timberbrook).• Penn Street (Union to East Street except new house constructed and City Hall).• East Street, both sides (Main Street to Hickory Alley).• North side of Main Street (1st lot east of WWS admin bldg. to Camilla Street).• Area within Grand Junc on plan (bordered by Main/Park/Union/Mill Streets).• Muffl ers and More.• Overhead power lines.• Small/minimal/not much there.• Apathe c business base.• No “wow” factor yet.• At least one bad looking strip mall building (one-level brick buildings east of Walnut).• Curbs/sidewalks broken.• Horrible signage.• Street lights ugly.• Power lines.• Under u lized creek.• Run down homes - Fish House.• Lack of business.• Too much City owned property.• Red Man Park needs to be developed.• Too many empty lots State Highway 32 = Dangerous.


Appendix B – Charrette 2: Overview and Grand Junction District (October 17, 2012)

Meeting Summary:The mee ng began with a review of the comprehensive planning process and the purpose of the Grand Junc on Implementa on Plan process specifi cally. The product of this process will result in an amendment to the City’s comprehensive plan. The amendment will not be limited to just land use issues. Instead, it will likely include several other policy recommenda ons in addi on to the normal land use items tradi onally included in comprehensive plans (most of which were iden fi ed through the “top fi ve” exercise from Charre e #1. Those items are summarized below. It is an cipated that a similar Implementa on Plan update exercise will be conducted every year as the community moves toward accomplishing the Grand Junc on vision.The group reviewed a revised Grand Junc on study area map distributed to par cipants. Revisions were made based on input received and analysis conducted since Charre e #1. The group agreed to move forward in the Implementa on Plan exercise with the revised map. The revised map also includes the downtown thoroughfare plan illustrated on the exhibit.The group then reviewed a detailed outline including the planning objec ves established in previous planning exercises (the 2007 Comprehensive Plan, the 2009 Grand Junc on Master Plan, and the 2009 Grand Junc on Design Charre e) and the categories of items iden fi ed by par cipants in the “top fi ve” exercise in Charre e #1. Par cipants agreed that these items fall into the following basic categories for discussion: History and Branding, Zoning, Infrastructure, Public Spaces, Decora ons, Special Events and Economic Development. The group agreed that the following three over-arching principles are important throughout the Grand Junc on Implementa on Plan process: fi nancial sustainability; suppor ng and promo ng new and exis ng organiza ons involved in Grand Junc on; and public involvement.


Grand Junction Discussion Outline/Items:1. Overview (refresher)

a. Comp. Plan Check-up (a monitoring func on)i. What did we set out to accomplish?ii. What have we accomplished?iii. How far have we come?iv. How far do we have to go?

b. Refi nements – Are we s ll headed to the same place?i. Confi rm exis ng objec vesii. Broader Approach

(a) Geography(b) Subject Ma er

2. Grand Junc on Districta. Comp. Plan Boundary (see Color Aerial Handouts)b. Sub-districts

3. Discussion Outlinea. Introduc on

i. Top 5 Lists Outline – (see Top 5 Lists – SUMMARY, Page 40)ii. Previous Comp. Plan Objec ves (see Summary of Comprehensive Plan

Recommenda ons, Page 4)(a) Comp. Plan 2007(b) GJ Master Plan 2009(c) GJ Conceptual Design Charre e 2009

b. Over-arching Principlesi. Be Financially Smartii. Support/Promote Organiza onsiii. Public Involvement

c. Discussion Subject Areas (see Detailed Discussion Outline, Page 43)i. History/Brandingii. Zoningiii. Infrastructureiv. Public Spacesv. Decora onsvi. Special Eventsvii. Economic Development

Grand Junc on Top 5 Lists Summary:

1. Favoritesa. Private Space

i. Architectural Design – Homes, Commercial Usesii. Historic Feel/Old Town Charm/Neighborhood Feeliii. New and Renovated Homesiv. Variety in Architecturev. Simplicity in Design


b. Public Spacei. Public Open Space and Parksii. Sidewalks – Newer, Enhancediii. Signageiv. Plan ngsv. Masonry – Construc on Elements, Sidewalksvi. Trailsvii. Natural Areasviii. Street Banners and Flowersix. Waterwaysx. Public Art

c. Otheri. Special Events/Fes valsii. Good Loca oniii. Mature Treesiv. Exis ng Local Businesses (businesses, not structures)

2. Least Favoritesa. Private Space

i. Aesthe cally Unpleasing Outdoor Sales Displaysii. Vacant Commercial Structuresiii. Poor Parking Lot Landscapingiv. No Watering Hole/Night Lifev. Poorly Maintained Structuresvi. Not Enough Old Historic (Looking) Buildingsvii. Not Enough Des na onsviii. Not Enough Mul -Story Mixed-Use Buildingsix. No Grocery/Convenience Storex. Aesthe cally Unpleasing Signagexi. Incompa ble Land Uses

b. Public Spacei. Above Ground U lity Lines and Polesii. Traffi c Noiseiii. Unmaintained Ditches and Creeksiv. Poor State Highway 32 Corridor Streetscapev. Older Curbs and Sidewalksvi. Aesthe cally Unpleasing Signagevii. Aesthe cally Unpleasing Street Lightsviii. Vacant Lots

c. Otheri. Not Enough Consumersii. Business Community Not Enough Engagediii. No “Wow” Factor – Need to Build Des na oniv. Aesthe cally Unpleasing Strip Center on State Highway 32 (Donut Shop)


Summary of Comprehensive Plan Recommendations:Comprehensive Plan (February 2007)

1. Parking Plan2. Architectural Standards3. Promote Downtown as Des na on4. Create Image/Branding5. Develop Open Spaces6. Trails/Connec ons7. Land Use Plan8. Development Standards9. Traffi c Management10. Storm Water Plan11. Infrastructure Plan

Grand Junction Master Plan (February 2008)1. Branding2. Natural Environment3. Create Comfortable Downtown4. Create Mix of Des na ons5. Mul -modal Accessibility6. Financial Stability7. Grand Junc on Plaza8. City Hall/Library9. Extended Trail System10. Extended Street Network11. Regional Storm Water Deten on12. Gateway Development

Grand Junction Conceptual Design Charrette (December 2009)1. Schema c Design of Plaza2. Design Standards (Architecture, Development Standards)3. Approval Processes4. Marke ng Campaign5. Management/Maintenance Plan6. Financial Plan7. Land Use Plan8. Public Involvement


Appendix C – Charrette 3: History, Branding, Decorations & Special Events (October 24, 2012)

Meeting Summary:The fi rst three subject areas to be discussed by the group include: History and Branding, Decora ons and Special Events. A summary of these discussions and associated recommenda ons are included below:

1. History and Branding:a. General Comments:

i. It is important to the par cipants that a coherent brand be developed Grand Junc on.ii. The group supports the incorpora on of Wes ield history into the development of a

brand for Grand Junc on.iii. The group was very suppor ve of DWA (with the Grand Junc on Task Group now fully

incorporated into the organiza on) taking the lead on selec ng the brand for Grand Junc on.

b. The Brand: The par cipants had the following sugges ons/comments for DWA as it engages in the development of the Grand Junc on brand:i. The brand should create an image of Grand Junc on as a central gathering place.ii. The group suggests that a slogan be developed (e.g., Downtown should be everybody’s

backyard).iii. The group suggests that DWA develop a bug/mark/logo for Grand Junc on.iv. The group suggests that the brand should project an organic, natural image. This may

be accomplished by using earthy, subtle colors, natural colors, natural shapes. The group suggests using the seven Quaker colors (see Old Friends cemetery Park sign). The Quaker colors incorporate Wes ield history. The colors are associated with words used to communicate Quaker beliefs.

v. The group suggests that the Quaker color pale e may be appropriate for dressing up important street intersec ons within Grand Junc on. Maybe a diff erent color scheme for each intersec on.

vi. The group recommends that the Grand Junc on brand not create a “Disney-like” image. The projected image should not be “fl ashy.”

vii. Recommended key words for considera on in Grand Junc on brand development: connec ons, central gathering place, fun, des na on.

viii. The convergence of many pedestrian trails is very important to the Grand Junc on image.

ix. The brand should project an atmosphere of unique local fl avor, local feel, local businesses (but not exclusively), local customers, hopefully a rac ng Grand Park visitor traffi c.

c. Grand Junc on Image: Descrip ons of the Grand Junc on image for use in the branding exercise:i. A place with a sense of community, a sense of place;ii. A concentra on of privately owned restaurants;iii. An emphasis on hospitality, welcoming visitors, promo ng community iden ty;iv. An eclec c blend of old and new (downtown Bloomington, Indiana was off ered as an

example);v. Use strategic, organized approach to Grand Junc on business recruitment and

a rac on;vi. A mix of uses/businesses;vii. The old bank building image is important to the Grand Junc on image;viii. An emphasis on economic sustainability (the group wishes to avoid the bad press Carmel

has been receiving in rela on to its downtown redevelopment eff orts);


ix. The “ideal customer” of Grand Junc on is the trail user demographic, the young at heart;

x. A hangout spot with fun restaurants and mee ng places; andxi. A place with unique public signage.

d. Not the Grand Junc on Image: The following are images that do not accurately represent the Grand Junc on image:i. Where only visitors/outsiders congregate to the exclusion of local residents;ii. A place where na onal/regional franchises dominate (although the group agreed that

such franchises could be incorporated at a certain level and with a “local” feel so as to avoid the na onal chain appearance and prolifera on in Grand Junc on);

iii. “Big box” stores; andiv. A tourist trap (Nashville, Indiana was off ered as an example).

2. Decora onsa. Likes: The par cipants iden fi ed the types of decora ons that they like as iden fi ed below.

i. Over-Street Banners: The group was suppor ve of the use of over-street banners, if done well, if maintained well, if installed well so as not to allow tearing and sagging. The group expressed that it believes such signs are a very eff ec ve means of communica ng to a wide audience about Grand Junc on events.

ii. Hanging Baskets: The group likes the eff orts the City has made at decora ng the u lity poles nearest to the old downtown core with hanging baskets. However, the group recommends expanding and enhancing the use of such baskets. The group also suggests that the City consider installing some form of more ornamental cross-arms on the u lity poles from which to hang the baskets.

iii. Planters: The group suggests that enhanced street planters be used to replace the exis ng planters. The exis ng planters were characterized as being “ red.” The group suggests installing street planters near public sea ng areas or that include ledges that can be used for public sea ng.

iv. Light Poles/U lity Poles: The group suggests replacing or improving the appearance of exis ng light and u lity poles. New poles, if designed properly, would allow addi onal opportuni es for decora ons in Grand Junc on. The group prefers a consistent treatment for these poles throughout Grand Junc on to provide a sense of branding for the area.

v. Street Furniture: The group prefers a uniform approach for providing street furniture (e.g., benches, trash receptacles, etc.) throughout Grand Junc on at appropriate loca ons. The group acknowledged that it likes the green metal benches that have been installed in some of the City’s parks.

vi. Seasonal Decora ons: The group is very suppor ve of using seasonal street decora ons within Grand Junc on to brand the area and to create visual excitement and interest. The group recommends extensive use of Fourth of July fl ags and red-white-and-blue decora ons during appropriate mes of the year. The group is interested in “going all out” with Christmas/Holiday decora ons to create a signifi cant visual impact in Grand Junc on. The group suggests making enhancements to the annual tree ligh ng presenta on/event. The group recommends frequent seasonal and holiday changes to maintain a vibrant, changing and exci ng visual eff ect in Grand Junc on. The group recommended that the Downtown Wes ield Associa on play a much greater role in choosing seasonal decora ons installed in Grand Junc on.

b. Recommended Loca ons for Decora ons:i. The group recommends that the community focus on doing what it does in the way of

providing street decora ons very well. The group suggests focusing on quality fi rst, then


quan ty. The group suggests that the community keep doing what it is doing now, but enhance it and expand it.

ii. Ini ally, the group prefers to see street decora ons prominently displayed at least two blocks on each side of the streets radia ng out from the intersec on of Main Street (State Highway 32) and Union Street. It is recommended that this enhanced “treatment” include all of the types of “decora ons” listed above.

iii. The group also recommends that Grand Junc on Plaza incorporate this same decora on treatment.

c. Possible Community Projects: During the discussion of street decora ons, group members also iden fi ed a couple possible community projects that might create some visual interest in Grand Junc on without requiring the use of signifi cant resources.i. Paint Bridge: The group suggested allowing the Downtown Wes ield Associa on or

other members of the community to paint the South Union Street Bridge in vibrant colors.

ii. Paint Concrete Blocks: The group also suggested allowing the Downtown Wes ield Associa on or other members of the community to paint the large concrete blocks and pieces strewn along the Kendall Creek with vibrant colors.

iii. The group suggested that Quaker words could be wri en on these items and the associated Quaker colors could be used.

3. Special Events:a. The group began its discussion of this item by iden fying the most noteworthy community

events occurring in or near Grand Junc on.i. Wes ield in Bloom - (City)ii. Wes ield Rocks the Fourth - (City/DWA)iii. Grand Junc on Funk on - (DWA)iv. Wes ield Farmers Market - (City/DWA)v. Wes ield Tree Ligh ng - (DWA)vi. Underground Railroad Runvii. Old Fashioned Daysviii. Voices of the Past - (City)ix. Lions Club Fish Fry - (Lions Club)x. Homecoming - (WWS)

b. The group iden fi ed what the community does well:i. Wes ield Rocks the Fourth is probably the City’s strongest event.

(a) The proximity to Grand Junc on and the loca on of the event are good.(b) This is a free event – no entrance fee.(c) Access to adequate parking is good.(d) The event caters to a diverse audience.(e) The fi reworks are good.(f) The quality of the musical acts could be be er.

ii. The holiday Tree Ligh ng event is family friendly. We do family-friendly events well.iii. The level of community par cipa on from certain organiza ons in hos ng these events

is strong (e.g., boy scouts, girl scouts).c. The group iden fi ed what the community could improve upon:

i. The community could benefi t greatly by fostering addi onal volunteerism from other groups and fi nancial support from non-public sources.

ii. It has been a challenge to engage individual residents living within Grand Junc on.iii. The Grand Junc on business community con nues to get more and more involved.


iv. Grand Junc on special events would likely be signifi cantly enhanced by fostering be er coordina on and coopera on with the schools.

v. None of the Grand Junc on events are what the group would characterize as “stellar.” The group agreed that all current events are “good,” but ge ng be er.

vi. The group suggested that the community to greatly benefi t by a rac ng more organiza ons (besides just the City and the Downtown Wes ield Associa on) to host events.

vii. The group suggested that the community should do a be er job at coordina ng events with other community organiza ons (e.g., Wes ield Washington Schools, local sports organiza ons. O en these organiza ons host events that draw families away from other community events.

viii. The group suggested that at least one event per month should be hosted in the Grand Junc on area. This is a recommended goal.

4. The group agreed to discuss the Grand Junc on Sub-district map at the next mee ng.


Grand Junction Discussion Outline/Items:1. History and Branding

a. Confi rm that group agrees a brand needs to be developed/established.b. What does having a brand mean to GJ (i.e., how will the brand be used)?

i. logo? (trademark)ii. architectural theme/shape?iii. color(s)? (good/bad)iv. signs?v. infrastructure? vi. website?vii. landscaping treatment?viii. decora ons?ix. lights?x. other?

c. Basic brand-related ques ons:i. What is GJ? (connec ons, des na on, history, etc.)ii. What isn’t GJ? (fast food, strip centers, etc.)iii. Why is GJ diff erent from other places?iv. What is the compe on?v. How do we want GJ to be perceived?vi. Who are ideal customers? (what kind of visitors, businesses, residents)vii. What do they want? Why would they come to GJ?viii. Is there a unique story to tell?ix. Are there any inspiring visuals that tell the GJ story?x. How can brand display the goals/ini a ves of the GJ Plan?

d. Recommenda on that DWA be deeply involved in determining the brand.e. Recommenda on that the GJ “logo” found on Page 27 of the GJ Master Plan be considered

as a star ng point for a logo/mark2. Decora ons

a. Confi rm: Use the brand/colors in decora ons?b. Exis ng Program:

i. Likes?ii. Dislikes?iii. Quan ty? Adequate?iv. Quality? Adequate?v. Loca ons? What kind and where?

c. What are the opportuni es for decora ve elements:i. Hanging basketsii. Light poles bannersiii. Street furniture (benches, trash cans, bike racks, other?)iv. Christmas/Fes val/Seasonal ligh ngv. Plantersvi. Art?

d. Who par cipates in decora on decisions? Parks, WPWD, DWA?e. Who should be par cipa ng?

3. Special Eventsa. Confi rm: Use the brand/colors in special events?b. Exis ng Program:


i. Likes? What do we do well?ii. Dislikes? What could we do be er? What should we stop doing?iii. Quan ty? Adequate?iv. Quality? Adequate?v. Loca ons/ ming (what kind, when, where?)

c. Anything missing?d. Support organiza ons (and crea on of organiza ons)

4. Grand Junc on District – Sub-district Discussion (if me allows)


Appendix D – Charrette 4: Zoning (November 1, 2012 and November 15, 2012)

Meeting Summary:1. Grand Junc on Sub-district Map: The group began by reviewing and discussing the details of the

proposed Grand Junc on Sub-district Map. The discussion associated with each Sub-district is summarized below:

a. GATEWAY Sub-district:i. McClure Oil Site: The group discussed the current status of the property owned by

McClure Oil (the old truck stop located on the northwest corner of the State Highway 32 and U.S. Highway 31 intersec on).(a) The old oil tanks have been removed and it is believed any contamina on has been

remediated.(b) The group expressed concern about the site being redeveloped as a gas sta on. It

was suggested that a gas sta on would not possess the desired mass and scale of the types of structures envisioned at this intersec on. Some of these massing and scale issues are addressed in the State Highway 32 Overlay Zone.

(c) The group suggested that convenient stores encourage people get off of interstates. This eff ect was acknowledged as a good thing.

(d) The group acknowledged that the primary focus within this Sub-district should be on urban form, not so much on land use. However, some requirement pertaining to urban form may have the eff ect of excluding certain land uses (e.g., it is diffi cult to imagine a 5-story gas sta on).

ii. General Zoning/Architectural Considera ons: The group then expanded its discussion to zoning considera on more broadly associated with all four corners of the intersec on of State Highway 32 and U.S. Highway 31:(a) Ideally this interchange would include high quality and quan ty of landscaping, trail

connec ons, possibly water fountains, and “magnifi cent” buildings.(b) The group agreed that all building in this area should include four-sided architecture.(c) Buildings in this Sub-district (especially those in closest proximity to and most visible

from the new interchange being constructed at State Highway 32 and U.S. Highway 31 should have massing that appropriately addresses the new freeway.

(d) The group expressed an interest in not wan ng to see the roofs of buildings from the newly elevated highway.

(e) The group wants to see high quality building architecture. The architectural standards developed for this Sub-district should be of an even higher quality than those contained in the State Highway 32 Overlay Zone.

iii. Land Uses: The group was interested in encouraging the following land uses within this Sub-district:(a) Hotels(b) Hotel/Conference Center(s):

(1) The group would prefer that this use be located on east side of U.S. Highway 31, but would not rule out the idea of one being constructed on the west side of U.S. Highway 31.

(2) (In a perfect world, this facility (or at least the fi rst of such facili es) would be constructed on the southeast corner of the new interchange.

(c) Apartments: Apartments would be welcome in this Sub-district as well.(1) Part of the mixed use objec ves of Grand Junc on.(2) Also acts to a ract households (consumers) to support downtown businesses.(3) Needs to include high-quality architecture and massing of buildings.

(d) Offi ces: Offi ce uses were iden fi ed as being desirable within this Sub-district; however, the group acknowledged that there is already a large amount of available


offi ce space within the U.S. Highway 31 corridor located between Wes ield and the north side of Indianapolis and that general real estate trends in our local economy may not support the construc on of an offi ce building in this area for many years.

iv. Zoning Approval Process:(a) The group recommended that the Downtown Wes ield Associa on (most likely

represented by the Grand Junc on Task Group) should ul mately func on as the land use commi ee of the Associa on (organized much like the Land use Commi ee of the Broad Ripple neighborhood Associa on).

(b) The Associa on could serve as an architectural review commi ee and provide recommenda ons on zoning and development pe ons to the Advisory Plan Commission and the City Council.

v. Branding/Signage (commercial/business signage):(a) The group expressed an interest in requiring some level of “uniformity” and

“consistency” for commercial signage through the use of materials and architectural elements.

(b) The use of electronic message boards should be considered:(1) If used in appropriate loca ons;(2) In an appropriate manner; and(3) For appropriate purposes (e.g., to func onally weave downtown ac vi es and

events into the ac vi es and events at Grand Park).(4) Such message boards, if used, should be pedestrian oriented, not automobile

oriented.vi. Monument Signs:

(a) The group suggested that when developing standards for monument signs in this Sub-district that the City study other communi es to see what they have implemented. This work might provide a workable example for monument sign standards.

(b) The group suggested avoiding the phenomenon where the community ends up with lots of very similar monument signs, just diff eren ated by diff erent words appearing on the signs.

(c) The group expressed a preference for having buildings include wall signs, not individual monument signs or tower signs.

(d) The group suggested that the current zoning restric ons on monument sign height do not appear to work too well. Shrubs planted in front of and around monument signs tend to grow up and obscure the sign faces.

b. JUNCTION Sub-district:i. State Highway 32 (Main Street) Expansion: The group began this discussion item talking

about INDOT’s eventual expansion (widening and reconfi gura on) of State Highway 32 (Main Street) through Grand Junc on.(a) The group suggested that the City (working in coopera on with other stakeholders)

should to take a more formal posi on with INDOT to implement the preferences on the Wes ield community.

(b) The group explained that the Grand Junc on Task Group has discussed this ma er at length and has, for the most part, iden fi ed its Main Street design preferences.(1) The group supports the idea of formalizing the community’s design preferences

through a Council resolu on.(2) The group iden fi ed that if State Highway 32 is narrowed, the corridor may

not be able to easily accommodate the inclusion of the community’s Complete Streets program (designed to appropriately accommodate all modes of transporta on, including cycle tracks and transit vehicles).


(3) The group suggested that refi ning the community’s design preferences may be something that the Metropolitan Planning Organiza on may be able to help fund, to the extent there are any drawings or engineering needed.

ii. Exis ng Buildings:(a) The group suggested that a list of specifi c buildings or building façades be developed

for saving or preserva on. The group was open to the idea of simply saving façades instead of en re building and noted that some of the most a rac ve older structures in Grand Junc on are probably not internally designed in a manner that allows them to be easily used for modern commercial ac vi es.

(b) The group explained that although important to the community, history is not the only important thing in Grand Junc on.

iii. Downtown Vision: The group was asked to respond to the following ques on: When you walk through Grand Junc on, what do you want to see?(a) A homey feeling.(b) Building and streets with character. This is an important item that requires

addi onal discussion. This concept came up several mes during the group’s discussion.

(c) Structures that are unique, modern, eclec c, lots of variety in architecture.(d) Not all brick, but brick is certainly an acceptable building material to use, among

other things. The group desires to preserve history while encouraging modern architecture.

(e) A pedestrian friendly environment.(f) A safe, welcoming environment, easy to get around for a fi rst- me visitor; no (or

minimal) one-way streets.(g) Timeless architecture.(h) Buildings constructed with quality materials and quality design. This is an important

item that requires addi onal discussion. This concept came up several mes during the group’s discussion.

(i) Good wayfi nding signs (to accommodate visitors and trail users).(j) The group expressed a preference for construc on of real storefronts (as

dis nguished from the faux storefront look of Pebble Brook Village, the in-line commercial building located near the northwest corner of State Highway 32 and Li le Chicago Road).

(k) The group agreed that the recently completed facade replacement on the Hobson Insurance Building (104 N. Union Street) in Grand Junc on was a good example of the high quality of architecture and materials the groups would like to encourage.

(l) A place that includes visually s mula ng public art.(m) A place where people can and do stop, sit, talk, people watch. A place where there

is a “buzz” like you feel at Bub’s, located in Carmel, Indiana at 210 West Main Street.(n) A place containing land uses that create the appearance of ac vity downtown (“stuff

going on”).(o) Buildings that touch each other or located very close to each other. Where buildings

are pulled up close to the street, like a tradi onal downtown street.iv. Land Uses: The following list of land uses are those iden fi ed by the group as desirable

for downtown. They are uses that are either not yet present that the group desires to a ract or uses that exist but should be expanded or increased.(a) Trail-oriented businesses (e.g., bike shops, coff ee shops)(b) Dry cleaners(c) Market(d) Coff ee shop


(e) Specialty shops(f) “Watering holes”/gathering places(g) Restaurants(h) Offi ce Uses (encouraged to be on upper stories)

c. UNION Sub-district:i. Residen al Character:

(a) The group expressed an interest in preserving the residen al character in this Sub-district.

(b) The group was open to the idea of permi ng limited commercial or business uses in this area, as long as such uses would not have a detrimental impact on the residen al character the group desires to preserve.

(c) The group was not interested in seeing signifi cant redevelopment for commercial purposes in this Sub-district.

ii. Special Characteris cs of Union Street:(a) Older homes (19th century/early 20th century)(b) Mature trees, tree-lined street(c) Consistent variety in architecture(d) Quality, meless architecture(e) Historic, old-town feel(f) Residen al character(g) Use of brick and fi eldstone

iii. Policy Objec ves:(a) Preserve Residen al Character:

(1) Preserve residen al character, especially on North Union Street, north of Penn Street.

(2) Allow limited commercial and business uses, if done in a manner so as not to detract from residen al character. (i) The group recommends that standards be developed to provide guidance.(ii) Limited or no signage should be permi ed for such commercial or business

uses. Those signs that are permi ed should be non-uniform in nature.(b) Preserva on and Enhancement of Exis ng Condi ons:

(1) Encourage preserva on when and where appropriate.(i) More discussion is needed on this item when developing a more detailed

preserva on and enhancement plan/strategy.(ii) These standards would apply to exis ng structures. Diff erent standards

would likely apply to the following ac vi es: 1. Reconstruc on 2. Renova on 3. Altera on 4. Addi on 5. Demoli on 6. Redevelopment

(iii) Need to determine standards, when they should apply, where they should apply and to what extent they should apply.

(2) The group suggests that enhancement of exis ng structures should be encouraged when appropriate.

(3) Preserve mature trees when and where appropriate.


(4) Encourage preserva on of exis ng setbacks when and where appropriate.(5) Develop architectural standards for this Sub-district.(6) Develop standards for fences within Grand Junc on, generally, and especially

within this Sub-district.(i) The group suggests that the use of fences to delineate property lines and to

create outdoor spaces should be permi ed.(ii) Standards for such fences to require ornamental fences to be used.(iii) Chain link and wire fencing should be discouraged or prohibited.

iv. Ligh ng Standards:(a) The group suggested that this Sub-district include special ligh ng standards?(b) The lantern concept was suggested as an op on or example for ligh ng fi xture type.

This would be consistent with some of the early ligh ng design discussions of the Grand Junc on Task Group.

v. Front Yards: The group suggests that parcels fron ng Union Street should be required to maintain grass lawns or some other form(s) of vegeta on. There was a desire to avoid the use of concrete or stone as a permi ed ground cover in these areas.

vi. Other Discussion Topics:(a) Access Control: The group expressed a desire to control addi onal direct access

points along Union Street. This item will be discussed under the “Infrastructure” discussion session.

(b) Economic Improvement District: The group suggested that some research be completed to determine the propriety of using and Economic Development District (see IC 36-7-22). As discussed by the group, this statute permits the establishment of, for lack of a be er descrip on, an a er-the-fact property owners associa on of already exis ng areas and neighborhoods.

(c) Demographic Trends in Our Economy: A signifi cant number of people who are members of the “crea ve class” (the youngest and the brightest, and the oldest and the wisest) are renters by choice. They tend to have a preference for lifestyle and mobility over ownership and investment. They demand high services and quality of life ameni es. These groups are contribu ng to the expected signifi cant decline in the propor on of buyers emerging in the marketplace. By crea ng a vibrant downtown district, Wes ield will be well posi oned to a ract the crea ve class which should bolster the local economy and help protect property values against the decrease in demand for owner-occupied housing. The group recommended crea ng more opportuni es for mul -family rental communi es within Grand Junc on to provide living opportuni es for the crea ve class.

d. NEIGHBORHOOD Sub-district:i. General Characteris cs: The group iden fi ed the following general characteris cs of this

Sub-district:(a) Newer buildings constructed in the late 20th century.(b) Several exis ng pla ed residen al subdivisions.

ii. Policy Objec ves: The group iden fi ed the following policy objec ves for this Sub-district:(a) Exis ng developments within this Sub-district should be permi ed to remain.(b) If the areas within this Sub-district are ever redeveloped, the City should have in

place standards that would apply to such redevelopment that would be consistent with the Grand Junc on vision.

(c) If redeveloped, such areas should be encouraged for higher density housing?(1) Mul -family uses should be encouraged where appropriate.(2) Mul -family should be consistent with the quality and contextual sensi vity used


in J.C. Hart’s Union Street Flats project located at 441 S. Union Street, Wes ield, Indiana.

(d) There was some discussion about whether access to the Neighborhood Sub-district should be permi ed from Union Street. The group explained that such access does not seem desirable in the abstract, but that there may be situa on where this makes sense. This item may require addi onal discussion going forward.

iii. Exis ng Structures: The group suggested that standards be developed pertaining to the following items.(a) Reconstruc on: When can/should structures in this Sub-district be permi ed to be

reconstructed.(b) Addi ons: When can/should addi ons to structures in this Sub-district be permi ed

to be constructed. The group iden fi ed the example of a signifi cant addi on made to the home located at 120 Mill Street, Wes ield, Indiana. Although this home is located in a diff erent Sub-district, the group expressed an interest in making sure the City takes appropriate measures to avoid increasing land assembly costs for areas where it wishes to encourage redevelopment.

(c) Redevelopment: When can/should areas in this Sub-district be permi ed to or encouraged to redevelop.

e. KENDALL Sub-district:i. General Characteris cs:

(a) This area will ul mately include a signifi cant por on of the City’s regional storm water deten on system (designed to more effi ciently detain storm water in a manner that will reduce the amount of land areas in Grand Junc on consumed by numerous individual on-site storm water deten on facili es).

(b) This Sub-district is largely undeveloped.(c) Much of the developable area within this Sub-district possesses U.S. Highway 31

frontage.(d) Por ons of this Sub-district are located with the City’s East Side TIF district. This TIF

district is currently genera ng a signifi cant amount of increment.ii. Policy Objec ves:

(a) The group acknowledged that there is a general expecta on that with Sub-district will develop with commercial uses.(1) The group would like to see medical/offi ce uses, including ancillary retail uses.(2) The group would like to discourage stand-alone retail uses.

(b) The group suggests that this is not an appropriate loca on for single-family housing, but there be some limited excep ons.

(c) The group expects that this Sub-district will contain more ver cal buildings, with massing that addresses the U.S. Highway 31 corridor.

(d) The recommends high quality architecture and development standards be enacted for this area.

(e) The group desires to see the regional deten on area developed as a publicly accessible amenity.

(f) The group recommend the installa on of a rac ve landscaping between future buildings and the U.S. Highway 31 right-of-way.

(g) The group discussed whether this Sub-district should be governed by the U.S. Highway 31 Overlay Zone. The group recommended that this issue be thoroughly ve ed at the me zoning regula ons for this area are generated.


Grand Junction Discussion Outline/Items:1. Quick review of Grand Junc on Sub-district Map (see Grand Junction District Map on Page 24)2. Sub-district Policy Objec ves

a. GATEWAY SUBDISTRICT (GREEN)i. U.S. Highway 31/Timing updateii. Interchange Design --> most-recent info re: tower at U.S. Highway 31/State Highway 32iii. McClure Oil updateiv. School property updatev. Hotel/Conference (update?) --> which corner(s)?vi. Uses (types, examples) --> encouraged/discouraged?vii. Massing (stories, size)viii. Architectureix. Mass transitx. Visitor Centerxi. Branding/Signage --> compliment to intersec on design? infrastructure?xii. Approval processes?

b. JUNCTION SUBDISTRICT (ORANGE)i. Exis ng structures (reconstruc on/renova on/altera ons/addi ons/demoli on/

redevelopment)ii. Preserva on?iii. Architectureiv. Land Use/Mixv. T-fare planned roadsvi. Trails?vii. Downtown expansionviii. Flood plainix. Development Standard

(a) Height(b) Setbacks

x. Parking?xi. State Highway 32 expansionxii. Approval process?xiii. Branding/signagexiv. New build/re-build to bury power lines

c. UNION SUBDISTRICT (YELLOW)i. Exis ng structures --> (reconstruc on / renova on / altera ons / addi ons / demoli on

/ redevelopment)ii. Preserva on?iii. Land Useiv. Downtown expansionv. Architecture


vi. Development Standards(a) Height(b) Setbacks

vii. Branding/Signageviii. History/Visceral appealix. Preserve mature treesx. New build/re-build to bury power linesxi. Dis nct from Junc on District?

d. KENDALL SUBDISTRICT (BLUE)i. Some exis ng developmentii. Commercial opportunity? Employment Area?iii. How to deal with exis ng development?iv. How does this area relate to GJ?v. Are architectural standards and development standards important here?vi. Exis ng Zoningvii. U.S. Highway 31 Overlay Zone

e. NEIGHBORHOOD SUBDISTRICT (PINK)i. Exis ng Developmentii. Cause redevelopment?iii. Or just provide a backup in case redevelopment occurs?iv. Are exis ng land uses OK?

(a) Schools(b) Churches(c) Single-family(d) Mul -family??(e) Library

v. Are architectural standards and development standards important here?vi. Exis ng Zoningvii. U.S. Highway 31 Overlay Zone


Appendix E – Charrette 5: Infrastructure (November 20, 2012)

Meeting Summary:1. General Comment: The group agreed that the design elements of the South Union Street streetscape

project was supposed to set the tone for all of the infrastructure improvements within Grand Junc on.2. Power Lines:

a. The group suggests that all exis ng overhead power lines within Grand Junc on need to be buried or go away somehow.

b. The group agreed that all new installa ons should be required to be buried.c. The group suggests that this ma er be studied carefully:

i. What would be the cost of such a venture?ii. How much me will it take to make this happen?iii. Who has the power to force this/make this happen?

d. The group believes that there is a lot of exis ng old junk/dead lines in the air on exis ng poles that should be removed.

e. The group iden fi ed the Sub-districts, in order of priority, in which power lines should be buried:i. Junc on Sub-district (orange);ii. Union Sub-district (yellow);iii. Gateway Sub-district (green, likely inevitable with redevelopment);iv. Neighborhood Sub-district (pink); andv. Kendall Sub-district (blue, likely inevitable with new development).

3. Streets:a. Alleys:

i. The group suggests maintaining exis ng alleys un l there is a good reason to vacate them for redevelopment (public or private) or other appropriate purpose, as long as they are not needed for access or traffi c circula on.

ii. The group suggests that these areas could also be converted to public spaces for pedestrians or gathering places.

b. Transit: Transit in the City of Wes ield will likely serve to basic purposes.i. Local Circula on:

(a) The group suggests loca ng a bus stop (or stops) in Grand Junc on (or maybe a transit hub facility in the future).

(b) Such a system would provide transporta on opportuni es for employers and employees.

(c) This could help the community greatly from an economic development standpoint.ii. Inter-community Circula on:

(a) The group agreed that it may make more sense to locate the transit hub outside of Grand Junc on where there is more developable land area, like in the Grand Park area or near the Indianapolis Execu ve Airport (near the western boundary of the City of Wes ield on State Highway 32).

(b) This item should be studied in much greater detail:(1) What eff ects would result from a transit hub being constructed near the Grand

Park economic development area?(2) What is the best strategy for stops and routes?(3) There may be opportuni es for transit oriented development.(4) The community should plan for a transit hub. Adequate parking will be needed.

This could be a land intensive venture.


4. Trails, Sidewalks and Ameni es:a. The group agreed that the City has a pre y good trail plan. The group just desires this eff ort

to con nue full speed ahead.b. Grand Junc on trail priori es should include:

i. Make improvements consistent with the South Union streetscape project within the Junc on Sub-district (orange) and the Union Sub-district (yellow).

ii. Make improvements consistent with the South Union streetscape project to connect the Gateway Sub-district (green) to the Grand Junc on Plaza.

c. Sidewalks and curbs within the Grand Junc on District should be replaced to eliminate cracked and crumbling sec ons.

d. A systema c plan should be implemented to re-design all of the streetscapes in Grand Junc on to be consistent with the improvements made with the South Union streetscape project.

e. The group agreed that it would like to see the same treatment along North Union Street that was used on the South Union Street project.

f. The group would like to see nicer planters and sea ng areas installed within the Grand Junc on District where appropriate.

5. Main Street (State Highway 32): The group agreed that resolu on needs to be obtained regarding the ul mate design and meline of construc on for the State Highway 32 widening through Grand Junc on. This ma er will require further discussion with INDOT and City leadership.

6. Regional Deten on Facili es: The group desires to preserve, to the extent possible, the vegeta on in these areas and encourages them to be designed as natural publicly-accessible amenity areas.

7. Speakers/Music: The group encourages the City to spend the extra money within the Junc on Sub-district (where appropriate) and possibly the Gateway Sub-district (where appropriate) to provide speakers for music on the light poles it purchases for future street projects in the area. The group suggests the same ornamental light poles in the Union Sub-district, but without the speakers (this area is more residen al in nature).

8. Landscaping:a. The group explained that the South Union Street streetscape improvements are intended

to serve as a guide for making addi onal streetscape improvements throughout Grand Junc on.

b. The group explained that it has already provided the City with recommenda ons regarding landscaping within medians on Main Street and landscaping within Grand Junc on Plaza.

9. Streetscape: The group explained that it has already provided the City with recommenda ons regarding the types of benches, trash cans, planters and bike racks (can also double as art, can be unique, not necessarily a uniform bike rack throughout all of Grand Junc on) to be used within Grand Junc on.

10. Public Art:a. The group sees public art as another form of public infrastructure.b. The group indicated that it envisions non-governmental organiza on heading up the public

art ini a ve within Grand Junc on. The group’s preference is for the Downtown Wes ield Associa on to play the lead role in this ini a ve (e.g., by forming an arts commi ee) with the support of the City.

11. Signage:a. The group envisions some form of gateway feature, arch, or some other structure being

constructed over Jersey Street at the entrance to Grand Junc on Plaza.


b. The group also desires to see gateway features or monuments installed at the entrances to the Grand Junc on District on North Union Street, South Union Street, east State Highway 32 and west State Highway 32.

c. The group would also like to see repeated elements or monuments (a common branded theme) installed throughout Grand Junc on. The group desires a unique design theme for Grand Junc on (as opposed to the rest of the City), but prefers a consistent design theme and elements throughout Grand Junc on (the South Union Street streetscape improvements should be used as the model for these improvements).

d. The group suggested the possibility of mimicking the architectural lines of the Grand Junc on Plaza stage somehow in the architectural themes, monuments and branding elements used in the Grand Junc on District.

12. Traffi c Management:a. The group agreed that traffi c management within Grand Junc on is worthy of further study

and research.b. The group priori zed certain new road construc on/reconstruc on projects within Grand

Junc on:i. Mill Street along Grand Junc on Plaza;ii. Poplar Street extension, south of Park Street;iii. Jersey Street, adjacent to Grand Junc on Plaza; andiv. Mill Street connec on to East Street, east of South Union Street.


Grand Junction Discussion Outline/Items:1. INFRASTRUCTURE

a. Power Linesb. Streets

i. Alleys?ii. Complete Streets?iii. Transit

c. Trailsd. Water Deten on/Drainagee. Sidewalksf. Speakers (music)g. Ligh ngh. Irriga oni. Landscapingj. Art

i. Intersec onsii. Hydrantsiii. Drainsiv. Other?

k. Streetscapei. Benchesii. Trash Cansiii. Plantersiv. Other?

l. Signsi. Street Signsii. Thema c Monumentsiii. Wayfi ndingiv. Other?

m. Traffi c Managementn. Fiber-op cs

2. PUBLIC SPACESa. Parks/Park Facili es

i. Amountii. Proximityiii. Facili es/Improvementsiv. Encourage/Discourage

b. Trails/Streetsc. Other Public Facili es (Schools, City Hall, Library)d. Trees

i. Preserve


ii. Plant Newe. Flood Plain/Regional Deten onf. Grand Junc on Plazag. Natural areash. Public Art


Appendix F – Charrette 6: Public Spaces and Economic Development (November 27, 2012)

Meeting Summary:1. PUBLIC SPACES:

a. Parks/Public Facili es: The group began by briefl y iden fying and discussing the various public spaces located within Grand Junc on for orienta on purposes.i. Old Friends Cemetery;ii. Asa Bales Park;iii. Natalie Wheeler/Grand Junc on Trail (part of the “Midland-Monon Loop”);iv. Freedom Trail Park;v. Midland Trace Trail (Noblesville is star ng to pave from Gray eastward);vi. School Proper es (several school facili es);vii. Grand Junc on Plaza (not yet developed);viii. Hadley Park; andix. Simon Moon Park/Sledding Hill (in close proximity to Grand Junc on).

b. Policy Objec ves:i. Some members of the group suggested that the City consider promo ng and/or re-

naming trails to “Monon Loop” or similar. There is a percep on among some of the group members that there are too many trail names, which might be confusing to visitors.

ii. The group recommends using the planned regional deten on basin (natural areas that aren’t developable) as public park space. It is recommended that the City acquire tle to as much of the deten on facility land as possible for this use.

iii. The group is suppor ve of moving Hadley Park to another loca on so that the land can be crea vely re-purposed for some produc ve development purpose.

iv. The group re-confi rmed its interest in connec ng the south and north sides of the Grand Junc on Trail via a tunnel under State Highway 32.

v. The group believes that the amount of parks and public spaces we have/we have planned within the Grand Junc on District is enough.

vi. The group believes that the loca on and proximity of parks and public spaces within the Grand Junc on District are good.

c. Func oni. Grand Junc on Plaza func on: There has already been a bit of work done by the

Downtown Wes ield Associa on in coopera on with the City to outline poten al seasonal uses in the Plaza.

ii. The group recommends that the fl oodplain within the regional deten on facility area be preserved or maintained as natural publicly accessible open space.

d. Trails/Streets: The group recommends an addi onal dedicated trail connec on from Grand Junc on to Grand Park (for motorized vehicles, but not cars, desire some kind of transit connec ng Grand Junc on to Grand Park).

e. Other Public Facili es:i. The group expressed a desire to eventually construct a signature Municipal Building (City

Hall/Library/Post Offi ce/School Offi ces/Other?) near Grand Junc on Plaza.ii. The group iden fi ed that the exis ng City Hall property would be a valuable op on to

a ract new development to downtown.f. Trees:

i. The group expressed that it believes the City’s exis ng tree plan ng and preserva on eff orts are good.


ii. The group supports a policy of staggered tree growth/plan ng so that public trees are not all planted at the same me.

g. Public Art:i. The group suggests that public art is important in Grand Junc on. It creates visual

interest, which is good for economic development and placemaking.ii. The group recommends that an arts commi ee (ideally within the Downtown Wes ield

Associa on) be established to guide the City’s public art ini a ves. It is recommended that this commi ee include a broad spectrum of people, including ar sts, historians and others).

iii. The group suggests that public art should be funded by both public and private sources of capital.

iv. The group suggests that public art should:(a) Refl ect Wes ield history (but maybe not always);(b) Support local ar sts;(c) Show that Grand Junc on is “alive;” and(d) Be ever-changing.

v. The group briefl y iden fi ed examples of exis ng art located in Grand Junc on at the me of this plan:

(a) Red Man (paid for by DWA);(b) Asa Bales entrance sculpture (paid for by City);(c) Pharmacy mural (paid for by City); and(d) Anderson Corpora on sculpture (paid for by the Anderson Corpora on).

2. ECONOMIC DEVELOPMENT:a. Overarching Priori es: The group iden fi ed the three overarching priori es/obstacles

related to Grand Junc on as iden fi ed in a previous developer input charre e:i. A ract as many new households within walking distance of downtown as soon as

possible.ii. Land assembly represents a signifi cant obstacle, unknown, risk for developers desiring to

develop or redevelop land in Grand Junc on.iii. It is diffi cult to developers to obtain capital for redevelopment project like the

ones desired within Grand Junc on. Part of this has to do with the current lending environment and part of it has to do with the many addi onal con ngencies associated with redevelopment project that are o en not as pronounce in greenfi eld development projects.

b. Economic Development Func ons: The group briefl y reviewed the primary economic development func ons for orienta on purposes.i. Business Reten on:

(a) As related to Grand Junc on, this would involve eff orts to retain exis ng commercial enterprises in Grand Junc on.

(b) This would also likely involve working with exis ng building owners and business owners to make sure Grand Junc on remains an a rac ve des na on for downtown businesses to thrive.

(c) For instance, the adequate availability of parking was iden fi ed by the group as an issue that should be studied in more detail to ensure that downtown customers have good parking opportuni es (especially in the northeast quadrant of State Highway 32 and Union Street). There is at least a percep on that there is not adequate parking available. The group suggested that a parking study should be completed.


ii. New Development A rac on: As related Grand Junc on, new development a rac on would likely take the form of developing strategies and implemen ng plans for a rac on of:(a) New single-family residen al developments/lots;(b) New mul -family developments/units; and(c) New commercial/offi ce/business/retail uses/structures.

iii. Business Expansion: This concept involves working with exis ng local businesses to determine ways to encourage or incen vize business development and expansion. Generally speaking, most new jobs are generated from these eff orts in a growing local economy. This ac vity is some me referred to as economic gardening.

c. Incen ves:i. TIF District: Much of the Grand Junc on district is located within the Grand Junc on TIF

District. The City is in the process of re-evalua ng its TIF districts to ensure that they appropriately include parcels that will ul mately be developed for non-residen al or mul -family purposes. There are numerous downtown public infrastructure projects and land acquisi ons needed for which TIF revenues can be used. As more development occurs within the Grand Junc on TIF District, there will be greater opportuni es for public improvements.

ii. Tax Abatements: Abatements should be used sparingly within TIF districts, because every dollar abated is a dollar that will not be captured as increment. This undermines the purpose of establishing a TIF district. However, in certain instances, it may sense to provide abatements within a TIF district, especially if by doing so, an element of the Grand Junc on vision is substan ally advanced.

iii. Impact Fees: The group discussed the possibility of reducing impact fees within the Grand Junc on District as an incen ve to encourage development and redevelopment in downtown. As discussed this could include road impact fees, park impact fees, water and sanitary sewer connec on and availability fees (technically, these water and sewer fees are not impact fees, but they are similar and for that reason they were included for the purpose of this discussion).(a) Water and Sewer Fees: The group noted that, provided the City’s water and sewer

u li es are successfully transferred to Ci zens Energy Group (in process at the me of this plan prepara on), water and sewer development fees will likely be greatly reduced or eliminated by the end of 2013.

(b) Road and Park Impact Fees: The group suggested that addi onal impact fees might not be needed as much in the Grand Junc on area because most of the parks in the area have already been developed and so has most of the road infrastructure. However, the group noted that in response to the growth the Grand Junc on ini a ve is designed to create, it is expected that addi onal park and road improvements will be needed. These fees are an essen al component of how the City of Wes ield fi nancially responds to the impact of new development and the increased demands created by such new development.

d. Economic Development Strategy Going Forward: The group suggests that the following items should be the top economic development priori es in Grand Junc on:i. A ract New Households: Iden fy development/redevelopment opportuni es that will

provide addi onal households within walking distance of downtown. This was iden fi ed as one of the top priori es in an earlier planning exercise and con nues to be very important and desirable for the success of the Grand Junc on vision.

ii. Build Grand Junc on Plaza. The group feels that this is essen al for the success of the Grand Junc on District. The group believes that downtown Wes ield needs a central public gathering/hos ng space to a ract economic development in downtown


Wes ield. This will be especially important for a rac ng visitors to Grand Junc on, many of whom are expected with the opening of the Grand Park sports tournament/tourism venue.

e. Redevelopment of Southwest Corner of State Highway 32 and Union Street:i. This area has been heavily discussed over the last three or four years as the Grand

Junc on Task Group (now incorporated within the Downtown Wes ield Associa on) developed schema c plans with the City’s support for the Grand Junc on Plaza (the “Plaza”), including certain improvements/buildings to be located along the south side of State Highway 32 and west of South Union Street (the “Plaza Buildings”).

ii. The group believes that the businesses in the Plaza Buildings will thrive because of their proximity to the Plaza. The group also suggests that the Plaza with thrive because if its proximity to the Plaza Buildings and the businesses therein.

iii. Members of the group have independently explored the concept of a rac ng a “master developer” to construct the Plaza Buildings and possibly par cipate in or facilitate the construc on of the Plaza.

f. Promo on/Marke ng of Grand Junc on:i. To date, the promo on and marke ng of the Grand Junc on area has been a

collabora ve eff ort between the City, the Downtown Wes ield Associa on (and its individual members) and the Chamber of Commerce.

ii. The group recommends that Grand Junc on branding needs to be completed and such themes/elements should be included in promo on and marke ng of downtown Wes ield.

iii. The group feels strongly that the community needs to get the word out that Grand Junc on is open for business. The group noted a good example of this type of ac vity with the forma on of Grand Junc on Proper es, a real estate group formed by Curt Whitesell with a focus on Grand Junc on real estate and business real estate needs.

g. Facade Improvement: The group iden fi ed the Facade Improvement Program, created by the Wes ield City Council in 2010, as a useful tool to incen vize aesthe c improvement of the Grand Junc on area. Essen ally, the program is a 50/50 matching grant for external building and property improvement within the Grand Junc on area. The maximum allowable match per year is $5,000.i. The group acknowledged that this tool has been a very eff ec ve one at improving the

appearance of downtown.ii. The group suggested that the program be reviewed to determine whether the award

criteria provide enough opportuni es to incen vize improvement and to ensure that the program is adequately funded to maximize meaningful aesthe c improvements downtown.

iii. The group also suggested that the boundaries establishing geographic eligibility for the facade program be reviewed to determine if it makes sense for it to relate more to the Sub-district boundaries contemplated in this plan.

iv. The group suggested that more can be done to promote the facade grant program.


Grand Junction Discussion Outline/Items:1. PUBLIC SPACES

a. Parks/Park Facili esi. Exis ng and Planned

(a) Old Friends Cemetery Park(b) Asa Bales Park(c) Natalie Wheeler/Grand Junc on Trail(d) Freedom Trail Park(e) Midland Trace Trail(f) School Proper es(g) Grand Junc on Plaza(h) Fish Property?

ii. Amountiii. Proximityiv. Func onv. Facili es/Improvementsvi. Encourage/Discourage

b. Trails/Streetsc. Other Public Facili es (Schools, City Hall, Library)d. Trees

i. Preserveii. Plant New

e. Flood Plain/Regional Deten onf. Grand Junc on Plazag. Natural areash. Public Art

2. ECONOMIC DEVELOPMENTa. Previously Iden fi ed Priori es (Developer Charre e)

i. New households within walking distanceii. Land assemblyiii. Access to capital

b. Economic Development Func onsi. New Development

(a) Residen al SF (no comps)(b) Residen al MF(c) Commercial

ii. Business Reten oniii. Business Expansion (Economic Gardening)

c. Discussion Topicsi. DWA/City Rolesii. Incen vesiii. Strategyiv. RFPv. Promo on/Marke ngvi. Facade Improvement Programvii. Leased City-Owned Proper es


Appendix G – Charrette 7: Review and Top Ten Priorities (December 18, 2012)

Meeting Summary:In prepara on for this charre e the Economic and Community Development Department prepared a consolidated list of all planning objec ves iden fi ed in previous planning works related to Grand Junc on and throughout the six preceding Grand Junc on Implementa on Plan Charre es. The primary purpose of Charre e #7 is to review the various Grand Junc on planning objec ves and to priori ze them in order to develop a coherent and targeted strategy for accomplishing the Grand Junc on vision.The priori es iden fi ed by the group will be assembled into a recommenda on to the City leadership (in the form of a comprehensive plan amendment, the “Grand Junc on Implementa on Plan, 2013”) for its considera on and approval. The product of this work is intended to provide guidance to the various decision-makers and stakeholder organiza ons in their eff orts to accomplish the Grand Junc on vision.As contemplated by the group, this planning exercise would be ini ated again in the fourth quarter of 2013. During this process, this plan is intended to be reviewed, accomplishments should be measured, remaining goals/objec ves should be evaluated and new goals/objec ves may be iden fi ed for 2014. It is an cipated that the product of future planning ac vi es related to upda ng this Implementa on Plan would also take the form of comprehensive plan amendments.

Grand Junction Discussion Outline/Items:History and Branding

Create/Clearly Establish the Grand Junc on Brand. Design a Grand Junc on logo/bug/mark. Develop a slogan for Grand Junc on.

Decorations Create opportuni es for over-street banners to promote Grand Junc on events. Improve/enhance/expand use of hanging basket planters and the cross-arms used to hang them within

Grand Junc on. Purchase and install new and enhanced landscaping planters in Grand Junc on (provide more of them

and provide for public sea ng). Install new decora ve light poles. Install a rac ve street furniture. Provide more and improved seasonal decora ons within Grand Junc on.

Special Events Recruit more involvement/volunteering from residents within Grand Junc on and throughout the

community. Recruit more organiza ons than just DWA and the City to host community events in Grand Junc on. Develop be er coordina on with other community organiza ons (Schools, local sports groups, etc.)

regarding event scheduling/ ming confl icts. Host at least one special event in Grand Junc on every month of the year. Focus on improving the public events that are already hosted in Grand Junc on. Develop a stronger partnership with the schools in hos ng/promo ng public events.


Zoning GATEWAY SUBDISTRICT (Green)



JUNCTION SUBDISTRICT (Orange) Develop architectural and development standards for the Junc on Subdistrict. Formalize a posi on with INDOT regarding State Highway 32 expansion through Grand Junc on Develop standards to address modifi ca ons to exis ng structures. Develop DWA review process for the Junc on Subdistrict. Develop strategy for a rac ng/encouraging the following land uses within the Junc on Subdistrict:


UNION SUBDISTRICT (Yellow) Develop standards to address modifi ca ons to exis ng structures. Develop standards for new development (setbacks, architecture, etc.) in the Union Subdistrict. Develop standards/strategy to encourage property enhancements on Union Street. Develop standards for mature tree preserva on on Union Street parcels. Develop fence standards applicable to Union Street parcels. Develop enhanced ligh ng standards for Union Street parcels. Develop grass lawn/vegeta on requirements for Union Street parcels. Develop right-of-way access control standards along Union Street.

NEIGHBORHOOD SUBDISTRICT (Pink) Develop vision and standards for future redevelopment of the Neighborhood Subdistrict. Develop standards for exis ng structures in the Neighborhood Subdistrict.

KENDALL SUBDISTRICT (Blue) Develop strategy for a rac ng/encouraging medical/offi ce commercial uses in the Kendall Subdistrict. Implement standards that would prevent/discourage stand-alone retail within the Kendall Subdistrict. Implement standards that would prevent/discourage single-family residen al uses in the Kendall

Subdistrict. Develop standards/policies that would encourage ver cal buildings in the Kendall Subdistrict. Develop architectural standards for the Kendall Subdistrict. Develop landscaping standards for the area between future buildings and U.S. Highway 31. Determine the extent to which the U.S. Highway 31 Overlay Zone is appropriate to apply to the

Kendall Subdistrict.


Infrastructure Bury power lines. Develop policy for disposi on/repurposing of exis ng alley property (where appropriate). Develop transit circula on plan as related to Grand Junc on and how it connects to the system beyond. Develop standards to encourage transit-oriented development. Con nue to expand/enhance the trail network within the Grand Junc on. Create pedestrian connec ons between the Gateway Subdistrict and the Grand Junc on Plaza. Install same South Union streetscape treatment in future sidewalk/curb/roadside trail projects on North

Union Street and other strategic places within Grand Junc on. Design drainage/fl oodplain areas as ameni es and natural areas. Develop the regional deten on area

south of the Midland Trace Trail corridor as a downtown amenity. Develop plan and install new streetscape ameni es including but not limited to benches, trash cans,

planters, hanging baskets, bike racks, street lights (including irriga on and speakers where appropriate). Develop plan and install unique public signage/design theme for Grand Junc on (as opposed to the rest

of the City). Install planned new roads within the Junc on and Kendall Subdistricts (see Grand Junction District Map

on Page 24).

Public Spaces Review/revise trail names within Grand Junc on to help with marke ng/wayfi nding (needs to be visitor-

friendly). Develop strategy for reuse/repurposing of Hadley Park. Connect Grand Junc on Trail to Asa Bales Park by installing a tunnel under State Highway 32. Develop and implement a plan for a dedicated trail connec on between Grand Junc on and Grand Park

for motorized (non-car) vehicles. Develop centralized municipal building near Grand Junc on Plaza. Develop redevelopment plan for exis ng City Hall property and other adjacent City-owned property. Establish a staggered (staggered in age/maturity) tree growth/plan ng program within Grand Junc on

public places. Build Grand Junc on Plaza. Develop a plan for the func on (seasonal uses) of the Grand Junc on Plaza. Formalize strategy, plan and organiza on to provide for public art improvements throughout Grand

Junc on. Develop and implement a plan to convert certain public infrastructure (manhole covers, sewer grates, fi re

hydrants, bridges, sidewalks, intersec ons, etc.) into pieces of public art.


Economic Development Develop strategy and policies to a ract as many households to locate within walking distance of

downtown. Con nue City land assembly ac vi es to facilitate development and redevelopment in Grand Junc on. Develop/refi ne strategy for business reten on, expansion and development in Grand Junc on. Develop Grand Junc on parking plan. Amend/Revise Grand Junc on Economic Development Area (TIF District) to include some missing

proper es and remove land acquired by State. Invite developer proposals for the redevelopment of parcels north of Grand Junc on Plaza. Develop and implement a plan for promo on/marke ng of Grand Junc on. Con nue (and consider expanding) the City’s Facade Improvement Program. Consider/explore concept of crea ng an Economic Improvement District.


Grand Junction Implementation Plan - Top 10 Priorities:History and Branding

1. Create/Clearly Establish the Grand Junc on Brand. Design a Grand Junc on logo/bug/mark. Develop a slogan for Grand Junc on.

Zoning2. Gateway Sub-district (green)



3. Junc on Sub-district (orange) Develop architectural and development standards for the Junc on Subdistrict. Formalize a posi on with INDOT regarding State Highway 32 expansion through Grand Junc on Develop standards to address modifi ca ons to exis ng structures. Develop DWA review process for the Junc on Subdistrict. Develop strategy for a rac ng/encouraging the following land uses within the Junc on Subdistrict:


Infrastructure4. Develop transit circula on plan as related to Grand Junc on and how it connects to the system beyond.

Con nue to expand/enhance the trail network within the Grand Junc on. Create pedestrian connec ons between the Gateway Subdistrict and the Grand Junc on Plaza. Develop and implement a plan for a dedicated trail connec on between Grand Junc on and Grand Park for motorized (non-car) vehicles.

5. Design drainage/fl oodplain areas as ameni es and natural areas. Develop the regional deten on area south of the Midland Trace Trail corridor as a downtown amenity.

6. Develop plan and install new streetscape ameni es including but not limited to benches, trash cans, planters, hanging baskets, bike racks, street lights (including irriga on and speakers where appropriate).

Public Spaces7. Build Grand Junc on Plaza.

Economic Development8. Develop strategy and policies to a ract as many households to locate within walking distance of

downtown.9. Con nue City land assembly ac vi es to facilitate development and redevelopment in Grand Junc on.10. Develop Grand Junc on parking plan.


Appendix H – Suggested Action Items from Advisory Plan Commission Public Hearing

The following ac on items were suggested during the Advisory Plan Commission public hearing for the Grand Junc on Implementa on Plan 2013 on July 1, 2013. These addi onal comments have been incorporated as an appendix to the Implementa on Plan so that they may be considered as work begins on the Grand Junc on Implementa on Plan 2014 in the fall of 2013.Summary of Comments:

1. Consider crea ng an advisory group or commission made up of people from the community to provide oversight on historic and cultural preserva on.

2. As work con nues on the Grand Junc on ini a ve, con nue trea ng ci zens and history with respect. Consider be er methods of communica on among the diff erent groups involved in and aff ected by the ini a ve.

3. Consider incorpora ng (or clarifying) the following themes in Grand Junc on ini a ves going forward: pride, charm and respect for our history.

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